HomeMy WebLinkAbout06122014 - packet CITY OF UKIAH
DESIGN REVIEW BOARD AGENDA
�une 12, 2014 at 3:00 P.M.
Conference Room # 3
The Design Review Board encourages applicants and/or their representatives to be available at the
meeting to answer questions so that no agenda item need be deferred to a later date due to a lack of
pertinent information.
1. CALL TO ORDER: Ukiah Civic Center, 300 Seminary Avenue, Conference Room #3
2. ROLL CALL: Members Liden, Thayer, Nicholson, Hawkes, and Chair Hise
3. CORRESPONDENCE: None
4. APPROVAL OF MINUTES: The minutes from the May 8, 2014 meeting are included for
review and approval.
5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS: The City of Ukiah Design Review
Board welcomes input from the audience. In order to be heard, please limit your comments
to three (3) minutes per person and not more than ten (10) minutes per subject. The Brown
Act regulations do not allow action to be taken on audience comments.
6. NEW BUSINESS:
A. Orr Creek Homes Planned Development Amendment and New Precise
Development Plan, 123-129 Ford Street: Review and recommendation to Planning
Commission and City Council on an amendment to an approved Planned Development and
Precise Development Plan for the development of four lots at 123, 125, 127, and 129 Ford
Street (APNs 002-121-20, 21, 22, and 23). The original approval included the
development of each of the four parcels with one single-family home and one second unit.
The proposed amendment and new precise development plan would revise the project to
remove the second units from the project and develop each of the four parcels with one
single-family home.
7. MATTERS FROM THE BOARD:
8. MATTERS FROM STAFF:
9. SET NEXT MEETING: July 10, 2014
10. ADJOURNMENT:
The City of Ukiah complies with ADA requirements and will attempt to reasonably accommodate
individuals with disabilities upon request. If possible, please contact the City of Ukiah (707) 463-
6752 or (707)463-6207 at least 72 hours prior to the meeting time.
��ty � u�iah City of Ukiah, CA
Design Review Board
1
2 MINUTES
3
4 Regular Meeting May 8, 2014
5
6 Ukiah Civic Center, 300 Seminary Avenue
7 1. CALL TO ORDER: Chair Hise called the Design Review Board meeting to order at 2:30
8 p.m. in Conference Room #3.
9
10 2. ROLL CALL Present: Chair Tom Hise, Vice Chair Tom Liden,
11 Howie Hawkes, Nick Thayer, Alan Nicholson
12
13 Absent:
14
15 Staff Present: Kim Jordan, Senior Planner
16 Cathy Elawadly, Recording Secretary
17
18 Others present: Robert Axt
19 Matt Bogner
20 Ron Valente
21 Charles Ackerley
22 Paul Kelsey
23
24 3. CORRESPONDENCE: None
25
26 Member Liden recused himself from discussion of agenda item 6A.
27
28 4. APPROVAL OF MINUTES: The minutes from February 27, 2014 meeting are included
29 for review and approval.
30
31 M/S Hawkes/Nicholson approved minutes from February 27, 2014 meeting, as submitted.
32 Motion carried by all AYE voice vote of the members present (4-0).
33
34 5. AUDIENCE COMMENTS ON NON-AGENDA ITEMS
35
36 6. NEW BUSINESS:
37 6A. World Gym Use Permit and Site Development, 203 South Main Street (File No. 145).
38 Review and recommendation on a request for approval of a Site Development Permit for
39 a 3,500 square foot building addition and 1,500 square foot outside exercise (no
40 equipment or structures) and removal and reconfiguration of the parking spaces in the
41 front of the building at 203 South Main Street, APN 002-231-09.
42
43 Robert Axt, Project Architect presented the Project and gave a description of the addition to the
44 front of the building and free exercise area in front of the addition on the existing paved parking
45 area.
46
47 Member Hawkes:
48 • Asked about the surface material for the exercise-free area.
49 • Commented on the existing roof pitch and proposed plans for the roof extension.
50
51 Robert Axt:
52 • The exercise area will be resurFaced. The material will be asphalt or concrete.
Design Review Board February 27, 2014
Page 1
1 • Talked about drainage on the site and measures taken to resolve the issue through the
2 use of a drop-inlet.
3 • The roof will remain metal.
4
5 Senior Planner Jordan:
6 • Gave a staff report and noted the Project requires a Site Development Permit and a Use
7 Permit.
8 • The Project is located within the boundaries of the Downtown Zoning Code (DZC). Since
9 the building is more than 50 years, the Project is subject to the DZC requirements for
10 historic structures, which applies to buildings listed on the City's Historical and
11 Architectural Inventory and buildings over 50 years old. Requirements not addressed by
12 Table 13: Historical Building Standards are subject to the requirement of the DZC.
13 • The Historical Building Standards requires for new additions they be designed and
14 constructed so that the character-defining features of the historic building are not radically
15 changed, obscured, damaged, or destroyed in the process of rehabilitation. New design
16 should always be clearly differentiated so that the addition does not appear to be part of
17 the historic resource.
18 • The addition would be located in the existing parking lot in front of the building. This
19 would remove most of the parking in this lot and bring the building closer to the street
20 which is consistent with the intent of the DZC.
21 • Staff would like direction from the DRB on:
22 o Preferred material for the exterior of the building. Applicant is proposing the use
23 of stucco as shown on the site plans.
24 o Awnings. Applicant would like to reuse the existing awnings which are non-
25 functional and do not provide shade. While the DZC includes a requirement that
26 all west and south-facing awnings are functional and provide shade, this project
27 is not subject to this requirement but rather to the Historical Building Standards.
28 Requests the DRB make a recommendation on the reuse of the awnings.
29 o Exterior lighting. The existing building has building mounted exterior lighting.
30 The Project proposes the re-use or install of the same exterior light fixtures. The
31 existing exterior light fixtures are not consistent with the DZC requirements for
32 being fully shielded and downcast. The lighting fixtures on the building are not
33 fully shielded. The applicant can request an exception to the lighting
34 requirements as part of the process. Staff requests the DRB review the
35 proposed lighting style and provide a recommendation on the style of lighting
36 and its compatibility or not with the design of the building.
37 o Landscaping. Requests the DRB provide recommendations on plant species for
38 infill purposes in the planter area in front of the building, west side of the
39 exercise area, and/or other areas where landscaping would be appropriate.
40 • The DRB is required to make a recommendation on all Site Development Permit
41 applications, but if there are use-related issues that affect the site design or building
42 design this would also be the purview of the DRB.
43
44 DRB Comments/Questions:
45
46 Member Hawkes: The building has a lot of glass windows with the likelihood of more glass with
47 the proposed addition that faces west and this may be an energy code issue. There would be
48 solar gain during a summer afternoon. Asked if there is a way to mitigate that direct afternoon
49 solar gain that would be so difficult to counter with just standard air-conditioning system.
50
51 Robert Axt:
52 • Acknowledged the existing awnings do not serve any functional purpose. Is of the opinion
53 the awning for this building should be metal rather than canvass.
Design Review Board May 8, 2014
Page 2
1 • Related to the building materials would like to maintain the character of the building as
2 much as possible by using T1-11 on the low portion of the wall underneath the windows.
3 • Related to lighting, while the existing lighting is not completely shielded it is downcast and
4 is of the opinion the lighting complies with the lighting standards and supports reuse.
5 The existing lighting fixtures would help illuminate the exercise area. If the lighting were
6 completely shielded and downcast questioned how the exercise and handicapped
7 parking areas would be sufficiently lit without having to add more lighting fixtures outside.
8 • Would ask for an exception to the lighting requirements.
9
10 Member Thayer:
11 • Related to the outdoor workout area the site plan indicate the steps not currently existing
12 from the parking area to the entrance must be ADA compliant/accessible and will likely
13 have to be repaved. The slope must be normal where a `cross-slope' cannot occur.
14 Would like more information on the material for the entrance.
15 • Asked about 3-foot high fencing and what the Code says how this works with the grade to
16 ensure consistency with the fencing requirements and a consistent fence height across
17 the grade. How is this measured with regard to allowance for the grade of the sidewalk?
18 • Requested clarification related to the southern portion of the building and changes from
19 asphalt to concrete paving in that it is not parking, but rather lost space? Noted a
20 retaining wall exists on the north side of the site.
21 • Fence should be adaptive, `cleaner looking' and consistent in height across the changing
22 grade of the site in order to have more of a cohesive/uniform appearance. Fence should
23 be simple and utilitarian rather than decorative in nature to be compatible with building. If
24 the fence design is simple as opposed to creating a visual draw from the street front, then
25 the planting strip becomes the most important focus to screen that space. The intent of a
26 low fence is to demonstrate that activity is occurring and is an invitation to that space. Is
27 of the opinion, people who are exercising do not really want to be seen from the street.
28 Recommend readdressing the planting strip for architectural and screening purposes,
29 particularly related to the exercise area.
30 • Add more landscaping so the site does not feel `so built' and provide for green buffering.
31 • Related to building materials, there are plenty of other materials other than T1-11 siding.
32 Is not certain whether or not T1-11 siding is allowed in the DZC. Recommends applicant
33 look into other material options, such as cement/board panels, some type of material that
34 is more `progressive.' The building is utilitarian.
35
36 Member Nicholson:
37 • Asked about the slope of the new walkway. Will the walkway be level, 2% or less?
38 • Asked about the steps leading to the building and whether they will be ADA accessible?
39 • Asked about the landscaping requirements for the Project.
40 • Disappointed the Project is subject to the Historical Building Standards rather than DZC
41 standards. The building was a former automobile showroom and garage and as such is
42 of the opinion the building does not really have architectural significance. Related to
43 sustaining more of a historic look in connection with historic building standards,
44 recommends the windows and door openings have a vertical orientation rather than
45 horizontal.
46 • While the architect has done an excellent job in preserving the historical integrity look and
47 feel of the building and is compliant with the existing City Code standards, recommends
48 the owner look into creating more of a DZC appearance, which would include vertical
49 door and window openings. This design feature would fit better with the grid pattern.
50 Preference would be the use of stucco for the new addition and on the existing building.
51 • The concept being good design can be good for business. From a design standpoint,
52 important to capture more of the character of the building than completely trying to
53 reproduce the original look and feel of the building that it once was.
54
Design Review Board May 8, 2014
Page 3
1 Chair Hise:
2 • Asked if the two driveway entrances are existing and if there are plans to eliminate one of
3 the entrances and still provide for handicap accommodations.
4 • Asked for clarification that there is a 3.5-foot drop off in grade from the back of the
5 building to the asphalt behind the building.
6 • While attachment 3A photos of the staff report clarifies the stairway, the site plan does
7 show enough `risers' for the stairs to be code compliant. Need to make certain the
8 entrances including the primary entrance to the buildings comply with City Code
9 standards. It does not appear the `risers' are drawn correctly for this entrance to comply
10 with City Code requirements and this is a concern. Recognized that everyone but the
11 handicap parks in the rear of the building and use that entrance. The number of risers for
12 the other entrance at the south end of the building appears to be code compliant.
13 • Has concern that the parking spaces comply with City standards since there are no
14 dimensions on the parking.
15 • Supports the application of stucco around the building and replace the T1-11 siding that
16 is still remaining on the existing building with stucco.
17 • The back entry should be compliant with current Code standards especially since it
18 functions as the main entry.
19 • Emphasized the importance of making certain the stairway landing is building code
20 compliant. Again, it may be just drawn incorrectly.
21 • Awnings need to be opaque. However, is willing to go along with DRB's preference to do
22 something where they can be shown to be effective by modifying what is existing.
23 Supports use of the frame and put fabric or metal over them making them completely
24 opaque. While making the opening to the windows and doors a vertical design is a good
25 concept, it may be cost-burdensome to the owner of the building.
26 • Asked about the parking requirements for parking in setback areas because the parking
27 stalls could be reconfigured such that planter areas could also be reconfigured closer to
28 the building rather than having these areas out near the street.
29 • It appears there is 30 to 35 feet for cars to back up. Preference would be to remove one
30 of the driveways.
31 • Make certain driveway entrance to rear of building is code compliant and safe for travel.
32
33 Robert A�ct:
34 • The cross-slope that exists is very modest. The Project proposes new steps and walkway
35 from the sidewalk to the building entry of the addition that will be concrete. The Project
36 also includes removal of 10 standard parking spaces located in front of the building and
37 relocation and reorientation of the 2 existing accessible parking spaces with no
38 modification to the driveway.
39 • The new walkway will be level going to the area where it drops down where there will be
40 steps leading to the entrance.
41 • While the ramp on the north side of the building is non-compliant no modifications are
42 proposed to this rear elevation.
43 • In terms of accessibility related to the front elevation (location of proposed addition and
44 outdoor exercise area), it is relatively level to access the building from the parking lot.
45 Demonstrated how the street slopes and eventually levels out with the building such that
46 the parking area is level with the building.
47 • Talked about the existing landscaping, particularly between the World Gym and the Little
48 Brown Bear noting it to be extensive.
49 • The intent of the fence is to make certain people do not `jump over' it to access the site
50 even though people can easily jump over a 3-foot high fence. Explained the plans for the
51 proposed fencing that would include a 3-foot tall metal fence to enclose the outdoor
52 exercise area and how this works for code compliance.
53 • Having two entrances to the site serves as a convenience since there is an existing
54 parking lot in the rear of the building and explained.
Design Review Board May 8, 2014
Page 4
1 • Confirmed the difference in grade relative to the drop-off area and the asphalt in the rear
2 of the building. Attachment 3A photos of the staff report shows the stairway at the rear of
3 the building as well as the ramp that is not legal.
4 • Confirmed everyone but the handicap currently parks in the rear of the building.
5 • Would be placing considerable financial burden on the property owner having to
6 implement vertical door and window openings on both the existing building and new
7 addition.
8 • The Project is over-parked.
9
10 Ron Valente, Ron's Quality Construction, acknowledged the walkway and steps from the
11 parking lot to the entrance of the building must be ADA accessible.
12
13 Senior Planner Jordan:
14 • Landscaping requirements will not be triggered for this project since the site is an existing
15 development as opposed to new development and there is no change to the parking. The
16 Downtown Zoning Code is very specific in this regard.
17 • There is some landscaping that is necessary in the empty planters located on the site.
18 Some landscaping is being removed at the front of the site and staff is not sure whether
19 there is an opportunity to replace this landscaping elsewhere on the site. Would like
20 DRB's opinion on the removal and if the removed landscaping can or should be replaced.
21 Is the DRB okay with this since the applicant is not proposing any landscaping?
22 • At no point can a fence be taller than 3 feet.
23 • The Project would be subject to different Code requirements with a completely different
24 staff analysis if the building was not more than 50 years or was new construction and/or
25 tear down and rebuild.
26 • Related to T1-11 siding, this type of siding is allowed outside the boundaries of the DZC.
27 The only way the applicant would be allowed to use T1-11 siding is because the building
28 is subject to historic building standards, already has T1-11 siding so that the DRB has the
29 discretion. This is the reason staff is asking for DRB direction on the preferred exterior
30 material.
31 • The Project already has a parking lot so the rules pertinent to parking in the setback
32 areas do not apply.
33 • The parking lot cannot be reconfigured such that parking is shifted closer to the street
34 because the objective of the DZC is to have parking further way from the street or
35 situated in the back of buildings and not having parking in the front of buildings at all, if
36 possible.
37
38 The DRB questioned when T1-11 siding became historic.
39
40 Staff: Essentially, T1-11 siding is allowed to be considered as a material because the project is
41 subject to the DZC requirements for historic buildings/buildings over 50 years old.
42
43 Windows
44 Staff:
45 • The DZC prohibits mirrored or opaque glazing. The proposed plans do not identify the
46 type of glazing. The existing windows are tinted and partially see-through. The DZC
47 requires `clear glazing' and prohibits opaque/mirrored glazing. Is the DRB okay for the
48 windows on the addition to have some tint?
49
50 Awninas
51 Staff:
52 • The existing awnings on the building are non-functional. Consider reuse of the existing
53 awnings in a way to make them more functioning.
54
Design Review Board May 8, 2014
Page 5
1 DRB:
2 • Awnings need to be functional to address solar heat gain on the west facing elevation to
3 provide sufficient shade and there are design types that can do this.
4 • Consider larger size awnings with attachments that would be able to provide shade
5 coverage for the exercise area. The attachments would have to be large enough to
6 provide the structural strength necessary to allow for the extension over the exercise
7 area.
8 • The expense of removing awnings from the existing building and putting them back on a
9 new building would not likely be economically feasible.
10
11 Robert A�ct:
12 • By placing awnings in front of the windows and extending them outward another 15 or 20
13 feet would give the appearance of having a building with no windows at all on the west
14 elevation. As such, a person's outward view from the window from within the building
15 would be impeded.
16 • No awning is going to work unless they are situated such that the sun exists above them
17 and the awning is angled properly in relation to the sun.
18
19 Matt Bogner:
20 • The existing awnings are louvered to address the angle of the sun throughout the day,
21 but are not adjustable.
22 • The angle of the awing is fixed, but the angle can be changed. The awnings are movable
23 at the point of attachment. The blades themselves cannot be turned.
24 • Is not supportive of inetal awnings. Fabric awnings do not look good over time.
25
26 DRB is fine with the color palate for the building.
27
28 DRB consensus related to Project conditions:
29 • Use `Title 24-energy compliant' high performance glazing for the windows with slight tint
30 that meets City Code standards.
31 • Okay to reuse of awnings if they can be modified to be functional.
32 • Change exterior lighting to be consistent with the DZC requirements — downcast, fully
33 shielded, etc.
34 • Relative to exterior material, use stucco for the addition and on the existing building
35 which is the material shown on the plans.
36 • Simple design for the fence; complies with 3-foot height requirement and make certain
37 the top of the fence provides a congruent line across the grade.
38 • Provide dimensions on the parking to make certain the parking spaces and lot comply
39 with Code standards.
40 • Make certain the back stairway landing at the rear entrance of the building is code
41 compliant.
42 • Make certain entrance to the rear of the building is safe and compliant with Code
43 regulations.
44 • Ensure that when the parking spaces are restriped they are compliant with City parking
45 code regulations.
46 • Provide landscaping where necessary or where it needs to be replaced and provide a
47 landscaping plan as required for all site development permits.
48
49 DRB consensus related to Project recommendations:
50 • Consider more of a DZC look and feel/appearance by integrating vertical door and
51 window openings (mullions) for the building and addition, thus modifying the look of the
52 storefront.
53 • Possibly look at whether having two driveways for the front of the building are necessary.
54
Design Review Board May 8, 2014
Page 6
1 Staff:
2 • The parking lot has to be re-striped. The City standard for a parking space is 9 ft. x 18 ft.
3
4 M/S Nicholson/Hawkes to recommend approval of a site development permit application for
5 World Gym subject to the project conditions and recommendations referenced above. Motion
6 carried unanimously(4-0).
7
8 Matt Bogner: Is fine with the Project conditions formulated by the DRB.
9
10 6B. Ukiah Valley Medical Center Emergency Department and ICU Expansion Use
11 Permit and Site Development Permit, 275 Hospital Drive, 280 Hospital Drive, and
12 404 East Perkins Street (File No. 46). Review and recommendation to the Planning
13 Commission on a request for approval of a Site Development Permit to allow: 1)
14 expansion of the Ukiah Valley Medical Center emergency department and ICU, relocation
15 of the helipad to the roof of the expansion, construction of new parking in the location of
16 the existing helipad, modification of existing parking areas, installation of new parking lot
17 landscaping and street trees, and relocation of the emergency vehicle entrance to the
18 Ukiah Valley Medical Center located at 275 Hospital Drive; 2) construction of a new
19 offsite parking lot on the parcel on the northwest corner of Hospital Drive/Hamilton Street;
20 3) use of parking located offsite at 404 East Perkins Street (physical therapy building);
21 and 4) relocation of the emergency vehicle access to the emergency departmenUhospital
22 to Perkins Street via the two-way driveway at 404 East Perkins Street.
23
24 Member Liden participated in the UVMC emergency department and ICU expansion use permit
25 and site development permit discussion.
26
27 Charles Ackerely, UVMC Project Architect:
28 • Gave a project description related to the ED/ICU buildings/architecture, interior
29 renovations, exterior upgrades, circulation, parking, landscaping, project phases, and
30 current studies being done for the purpose of providing for a more architecturally pleasing
31 connecting/cohesive/functioning people/patient friendly hospital campus.
32 • The approved ED/ICU project designed by HBE has been withdrawn.
33 • Parking Lot 7 will be developed for 48 additional parking spaces with lighting,
34 landscaping and a walkway.
35 • Hospital Support Building (HBS) is currently on hold. The related element of electrical
36 infrastructure upgrade, utility make-ready work new emergency and the removal of the
37 existing hospital support buildings are moving forward.
38 • UVMC proposes to construct an addition that will house the emergency room and ICU.
39 As part of this addition, a new helistop will be constructed on the roof of the new
40 structure.
41 • Construction of a new parking lot in front of the hospital building is planned in the location
42 of the existing helipad.
43 • Relocation of the emergency vehicle access from Hospital Drive to Perkins Street
44 through the existing two-way driveway at 404 East Perkins Street (physical therapy
45 building) is included in the development plans.
46 • Referred to the site plan that explains the expansion project and calls out the individual
47 project components.
48
49 Staff:
50 • As this time the DRB is looking at all the site planning and design aspects.
51 • Recommends the DRB provide direction to staff related to site layout and pedestrian,
52 bike, and vehicular connections between the various uses and sites.
53 • This project proposal also includes 404 E. Perkins Street being used as a new
54 emergency access.
Design Review Board May 8, 2014
Page 7
1 • Lot 7 will become permanent parking lot. UVMC is currently under-parked.
2 • Requests the DRB comment on the project design, phasing, site layout, architecture,
3 vehicle/pedestrian circulation. The Project is more comprehensive with the different
4 phasing and the connections between the different parcels that make up the hospital
5 campus located at 275 Hospital Drive. To clarify, 275 Hospital Drive is one legal parcel
6 with two parcel numbers.
7 • Related to parking, there is unpermitted parking occurring on Lot 7. The hospital is
8 required to provide permanent legal parking. The recently approved use permits for the
9 Hospital Support Building and HBE ED/ICU expansion approved the use of Lot 7 for
10 temporary parking during project construction.
11 • The hospital is not proposing parking on Lot 8.
12 • What staff currently envisions is that the application would be a Master Use Permit that
13 would cover the previous approvals and/or what UVMC desires to carry forward from
14 these approvals, Lot 7, the expansion of the ED/ICU and the new access from 404
15 Perkins Street.
16 • Clarified access to 404 E. Perkins Street is for use by emergency vehicles and not the
17 public. Staff is concerned about this project proposal as it relates to pedestrian safety. As
18 such, a focused traffic study is being conducted.
19
20 DRB comments/recommendations:
21 • Concerns expressed regarding the emergency access at 404 E. Perkins Street in terms
22 of pedestrian safety.
23 • The new Project plans appear to be thorough, well-orchestrated/thought-out and able to
24 meet community needs.
25 • Commented on the previously approved Hospital Support Building that is currently on-
26 hold and if this will eventually come to fruition.
27 • The existing front entry has never been well-defined and is confusing. It appears from the
28 plans that this will no longer be as problematic, particularly with good signage. Looking at
29 the site plan, the front entry to the hospital is better defined. Still needs a primary front
30 door from a visual standpoint when driving through and dropping off.
31 • Likes how parking is situated across the street that allows for a more uniform use and
32 landscaping.
33 • Finds the signage approved as part of the HBE project under-designed.
34 • Likes that new architecture complements the existing building like that of the Pavilion
35 Building, including the roof.
36 • Likes the landscaping, particularly the tree species selection that will provide adequate
37 shade.
38 • Talked about on-site pedestrian and vehicle circulation on the hospital campus.
39 • Related to the matter of the trellises that formerly were designed for the Hospital Support
40 Building would like to see this design feature continued on buildings where appropriate.
41 • Asked about plans for solar panels.
42 • Important to maintain good site lines with regard to landscaping for pedestrian and traffic
43 safety purposes, particularly in and around the Pavilion Building. It may be that some of
44 the landscaping will have to be changed and/or removed to accomplish this.
45 • Likes that there are open space areas designated on the plans that can be used for
46 special events and community gatherings.
47 • Complimented Architect Ackerley on his professional ability to understand hospital
48 campus design and how to make certain the hospital campus functions in the best and
49 highest manner for the good of the community.
50 • Is pleased with the plans and is confident the Project will work really well for the
51 community.
52 • Important to keep ground surfaces level and pedestrian friendly. To accomplish this, it
53 may be the bio-retention area shown on sheet L1.1 may have to be `moved down' some
54 so as to create more usable space.
Design Review Board May 8, 2014
Page 8
1 • Referred to plan, L1.1 and would like to see that interior open space areas have a
2 pedestrian connection, have adequate space and pointed out an area on the plan that
3 has too many trees that may interfere with the pedestrian connection/open space
4 objective. It may be that some changes are necessary and/or some reconfiguring of
5 landscaping and/or change in tree species to accomplish this and allow for a better
6 organized space.
7
8 Charles Ackerely:
9 • Commented on pedestrian circulation and connection of buildings and how this works for
10 the better with the proposed new development and expansion project.
11 • Confirmed the previous signage proposed for the Project is `somewhat weak' and is
12 being reviewed.
13 • Metal trellises are an excellent concept and function effectively as screening devices.
14 • Application/use of solar/photovoltaic systems is a consideration for the master plan of
15 the hospital.
16
17 Staff: Related to the area that may be problematic regarding the trees, asked the DRB to
18 recommend some alternative tree species that may be more effective.
19
20 Member Thayer will provide staff with alternative tree species for the area talked about on the
21 site plans.
22
23 Staff: Confirmed the DRB has made design recommendations regarding the hospital project but
24 specified no project conditions.
25
26 M/S Liden/Thayer to recommend approval of the Site Development Permit to allow the UVMC
27 Emergency Department Expansion, Helipad Relocation, Emergency Vehicle Access Relocation,
28 modified parking and off-site parking project move forward in the process with the
29 recommendations made by the DRB, as referenced above. Motion carried (5-0).
30
31 Member Nicholson asked with the proposed new design for the hospital asked about how the
32 hospital plans to compensate for lost parking should the Hospital Support Building project
33 happen.
34
35 Paul Kelsey, UVMC:
36 • Commented on the hospital project from a design standpoint where the purpose and
37 intent was to provide for a much more efficient, cohesive hospital campus that will better
38 serve the public and employees.
39 • At this point, administrative support-related functions will be spread out in areas that are
40 currently unassigned and/or situated in modular buildings.
41 • Talked more about the design and location of specific uses.
42
43 Staff: From a planning perspective, staff has to look at the development plan as not being a true
44 master plan since the hospital support building (HSB) is not presently included in part of the
45 phasing plans. If and when the hospital decides to construct the HSB, they will have to find the
46 parking for it.
47
48 Charles Ackerely: Related to compliance with future parking requirements, advised the UVMC
49 has purchased vacant property on East Perkins Street that can be used for parking.
50
51 7. MATTERS FROM THE BOARD:
52 Member Nicholson:
53 • Has come to his attention in review of the World Gym project, there is a conflict of giving
54 all historic buildings the same `balance of power and/or creditability.' During the 1960s
55 when lumber was an available commodity this was really the last time money was really
Design Review Board May 8, 2014
Page 9
1 put into buildings with the use of lumber and lumber money. As a result, Ukiah has many
2 buildings that are now really sub-standard and/or poor examples of good architecture
3 compared to present design standards and yet these buildings fall under the purview of
4 historical building standards due to their age. Proposes to investigate a realistic way to
5 somehow integrate historic buildings, codes, and the new Downtown zoning code
6 standards.
7
8 Staff:
9 • The aforementioned would require an amendment to the DZC.
10 • The reason the requirements are written as they are with a 50 year threshold is that this
11 is the age typically used for environmental review required by the California
12 Environmental Quality Act (CEQA). The intent of the requirements was to encourage
13 modifications to existing buildings to be consistent with the original design which for many
14 buildings in the DZC have been significantly modified in inappropriate ways that removed
15 much of the historical architectural features and character. Compliance with the DZC
16 requirements also makes the project consistent with CEQA requirements. The
17 alternative would be to have applicants have a historical evaluation of the building in
18 order to determine if the building is historic. Most would not to do this and there would
19 likely be push back to requiring this.
20
21 8. MATTERS FROM STAFF:
22 Despite public comments about the new Outdoor Dining Program, participants pay a monthly fee
23 for the use of the parking space, and application processing fee, and a renewal processing fee.
24
25 9. SET NEXT MEETING
26 The next regular meeting will be Thursday, June 12, 2014.
27
28 10. ADJOURNMENT
29 The meeting adjourned at 5:19 p.m.
30
31
32 Cathy Elawadly, Recording Secretary
33
Design Review Board May 8, 2014
Page 10
1 ITEM NO. 6A
Community Development and Planning Department
L�ity of Zlkah 300 Seminary Avenue
Ukiah, CA 95482
planninq c(�.cityofukiah.com
(707)463-6203
2
3 DATE: June 12, 2014
4
5 TO: Design Review Board
6
7 FROM: Kim Jordan, Senior Planner
8
9 SUBJECT: Request for Review and Recommendation on an Amendment to the Orr Creek
10 Planned Development and New Orr Creek Precise Development Plan
11 123, 125, 127 and 129 Ford Street (APNs 002-121-20, 002-121-21, 002-121-22
12 and 002-121-23)
13 File No.: Munis 258
14
15
16 REQUEST
17
18 Staff requests the Design Review Board review the proposed amendment of the Orr Creek
19 Planned Development and approved Orr Creek Precise Development Plan and make a
20 recommendation to Planning Commission and City Council.
21
22 PROJECT DESCRIPTION
23
24 An application has been received from Mary Ann Lance, property owner, requesting City
25 Council approval of an amendment to the Orr Creek Homes Planned Development and
26 approved Orr Creek Homes Precise Development Plan for the property at 123, 125, 127, and
27 129 Ford Street (APNs 002-121-20, 002-121-21, 002-121-22 and 002-121-23) (see attachment
28 1 Project Description and attachment 2, Plans). In 2007, the City Council approved a rezoning
29 of the property from High Density Residential (R3) to Planned Development High Density
30 Residential (PD-R3) to allow:
31
32 ■ subdivision of a 0.53 acre into four vacant parcels and one remainder parcel developed
33 with a single-family home;
34 ■ development of each of the four vacant parcels with one residence and one second unit,
35 for a total of eight dwelling units; and
36 ■ garages located at the rear of each parcel accessed via an extension of an existing
37 driveway.
38
39 The subdivision of the parcels was completed, creating the four new vacant parcels.
40 Development of the four vacant parcels has not occurred.
41 The application requests approval of an amendment to the planned development and a new
42 precise development plan to allow the following:
Orr Creek Homes PD Amendment and New Precise Development Plan
123,125,127,and 129 Ford Street
June 12,2014 Design Review Board Meeting
File No.:Munis 258
1
1
2 ■ development of each of the four vacant parcels with a single-family residence without a
3 second unit, for a total of four units; and
4 ■ two-car tandem garages for each residence with a garage door on the front and the rear
5 of the garage with access provided from Ford Street and from the driveway at the rear of
6 the parcels.
7
8 A colors and materials board was submitted as part of the application materials and will be
9 available at the meeting.
10
11 The applicant has also proposed three alternatives to the plans as designed (see attachment 3):
12
13 1. All four parcels would be accessed from Ford Street or the driveway at the rear of the
14 parcels. Gravel would be used as the material for the driveway. One parking space
15 would be provided at the rear of parcels 3 and 4.
16
17 2. All four parcels would be accessed from Ford Street only. The rear garage door would
18 be removed, allowing access only from Ford Street. Gravel would be used as the
19 material for the driveway.
20
21 3. Parcels 1 and 2 would be accessed from Ford Street only. The rear garage door would
22 be removed. Parcels 3 and 4 would be accessed from Ford Street and from the
23 driveway. The front and rear garage doors would remain.
24
25 The Design Review Board is required by the City Code to review and make a recommendation on
26 all Precise Development Plans.
27
28 BACKGROUND
29
30 The purpose of PD zoning is to allow flexibility in design and development in order to promote
31 economical and efficient use of land; to increase the level of urban amenities; to preserve the
32 natural environment; and to provide for phased completion of development projects.
33
34 In 2007, City Council approved the Orr Creek Planned Development (PD) and Precise
35 Development Plan. The Precise Development Plan included site and architectural plans for the
36 four vacant parcels included in the project (as described above). The project was not
37 constructed and the City has received an application to retain the Planned Development zoning
38 of the parcels and modify the Precise Development Plan. The zoning ordinance allows the
39 amendment of a Precise Development Plan by applying for a rezoning.
40
41 The applicant submitted site plans (sheets PD1 and PD2) from the original approval along with
42 a plan that overlays the proposed project on the approved project (sheet PD3) (see attachment
43 4). Staff has also included copies of the approved elevations (see attachment 5).
44
45
46
47
Orr Creek Homes PD Amendment and New Precise Development Plan
123,125,127,and 129 Ford Street
June 12,2014 Design Review Board Meeting
File No.:Munis 258
2
1 SETTING
2
3 The four vacant parcels are located on the south side of Ford Street between North State Street
4 and the railroad tracks. A section of Orr Creek runs through the rear of parcel 1.
5
6 STAFF ANALYSIS
7
8 General Plan: The General Plan land use designation of the parcel is High Density Residential
9 (HDR). This land use designation identifies lands intended to be used to site apartment or
10 townhome projects to meet the diverse needs to the population in terms of mixed types and
11 affordability of housing. Single-family homes, duplexes, apartments, and townhomes are the
12 types of uses anticipated in the HDR land use designation.
13
14 Ukiah Municipal Airport Master Plan: The project parcels are located outside of the
15 boundaries of the Airport Compatibility Zone included in the Ukiah Municipal Airport Master
16 Plan.
17
18 Zoning: The four parcels are zoned Planned Development — High Density Residential (PD-R3).
19 The uses allowed in the R3 zone are allowed in the PD-R3. Single-family homes are an allowed
20 use in the R3 zoning district.
21
22
R3 Zonin Re uirement Staff Anal sis
Vehicle Parking Required:Two(2)independently The project provides two(2)tandem parking spaces in
accessible parking spaces for each dwelling unit. the garage and one(1) parking space in the driveway.
The garages that have garage doors on the front and
back of the garage would have access to Ford Street
and the driveway at the rear of the parcels which
complies with this requirement. The alternatives that
provide access only from Ford Street do not comply
with this requirement.
As part of the planned development and precise
development process,the applicant may request
approval of tandem parking(section 9193A).
Staff requests the DRB review and provide direction on
the proposed tandem parking(garage and driveway).
Setbacks(measured from property line) Front(dwelling): 11.5 feet
Front(dwelling): 15 feet Front(garage): 18 feet
Front(garage): 25 feet Side: less than 5 feet on all sides,except the west side
Side:5 feet of parcel 1. The setback on the east side of parcel 4 is
Rear: 10 feet less than 5 feet to the easement.
Rear:all parcels exceed 10 feet
Fencing The project includes fencing as shown on the plans.
Maximum of 3-feet between the front property line and
the front setback.
Maximum of 6-feet at or behind the front setback.
Landscaping/Screening The landscaping plan is still being evaluated by staff.
Orr Creek Homes PD Amendment and New Precise Development Plan
123,125,127,and 129 Ford Street
June 12,2014 Design Review Board Meeting
File No.:Munis 258
3
■ Proportional to building elevations The applicant will be required to provide calculations
■ Species known to grow well in Ukiah's climate, and exhibits that demonstrate compliance with the
native species are encouraged requirements.
■ Sufficient size, health,and intensity to achieve a
mature appearance in a reasonably short amount
of time
■ Predominantly deciduous trees along the south and
west building elevations
■ 20%landscape coverage of the gross area of the
parcel
■ 50%minimum of live plantings
1
2 Design Guidelines: The City's design guidelines apply only to commercial projects.
3
4 CONCLUSION
5
6 Staff requests the Design Review Board review the proposed amendment to the approved
7 Planned Development and Precise Development Plan and make a recommendation to Planning
8 Commission and City Council.
9
10 ATTACHMENTS
11
12 1. Project Description date stamped May 27, 2014
13 2. Project Plans date stamped May 27, 2014
14 3. Alternative site plans and alternatives description date stamped May 29, 2014
15 4. Comparison site plans—approved PD and proposed PD site plans
16 5. Approved Orr Creek PD elevations
Orr Creek Homes PD Amendment and New Precise Development Plan
123,125,127,and 129 Ford Street
June 12,2014 Design Review Board Meeting
File No.:Munis 258
4
' a
- �' �
,�� I�
i ` �
Architecture • Planning • Development
RU FF + ASSOCIATES
Project Description for Orr Creek Development RECEI\/��
MAY272014
, CITY OF UkCI�►'kY
OV@I'V I@W g�.,DI1�iG! PLANNiNG D�PARTMENT
The Orr Creek Project is a Planned Development consisting of four single-family
two-story houses with tandem parking garages . Their location is Lot 1 , 7024
square feet, Lot 2 , 2911 square feet, Lot 3 , 3085 square feet, and Lot 4 , 4886
square feet, at 123 , 125 , 127 , and 129 Ford Street in Ukiah; . CA: � � � �
Exterior Style, Roof, and Foundation
;
The architectural style of each house will be "contemporary craftsman . " Each
house will have a unique exterior elevation and paint color combination (see
color board) . The materials used for the exterior of each house will be a
combination of fiber cement horizorital siding , stucco , and board and batten
_ siding (see elevations) . All houses will have a 96 sq . ft. covered front porch and
a 128 sq . ft. covered back patio . The houses will be built on a concrete slab
� foundation . The roof material will be composition shingles . The houses will be
pre-wired for solar electric panels and solar hot-water panels .
Interior
The interior of the four houses will be similar in layout and design (two will be
mirror images) with 1536 sq . ft. of living area . The ground floor is 640 sq . ft. and
includes a living room , dining area , kitchen , a half bath , and a coat closet. The
� back kitchen door leads to the covered patio and backyard . The kitchen will
feature stainless steel energy star appliances and solid surFace counter tops
(with a peninsula providing additional .seating for three) . From the ground floor,
stairs lead up to the 896 sq . ft. second level . The second level includes three
bedrooms and finro :full bathrooms . The master bedroom bathroom includes a
bedroom area , a full bathroom (two sinks , shower, tub , and separate toilet area) ,
a linen closet, and a walk-in closet. The second floor also includes a laundry
room and an additional linen closet.
Exterior Lighting
Exterior light fixtures shall be downcast and shielded . (See Elevations . )
100 West Standley Street • Ukiah, CA 95482 � 707-472 -0525 • Fax: 707-472-0527
www. ruffarchitect.com • email : richard � ruffarchitect.com • CA Lic. C11736
� �
� r
,'� ,1
� �
Architecture • Planning • Development
RU FF + ASSOCIATES � '
Garage and Parking
The 480 sq . ft. tandem garage will provide parking for finro cars back to back.
There will be a garage door on the front of the garage facing Ford Street and also
a second garage door facing the easement alley behind the houses . Additional
parking will be provided (for one car) on the concrete driveway in front of the
garage (from Ford St. ) on all lots . Lots 3 & 4 will have an additional parking spot
on the concrete driveway in the rear of the house adjacent to the easement.
There are also spaces designated for three cars on Ford Street.
Alleyway: Easement
The alleyway easement behind the houses will be 20' wide and be constructed of
permeable gravel . The civil engineer, Ron Franz, will include a letter/analysis
commenting on permeability and drainage of the gravel alleyway.
An agreement for the maintenance of the alleyway easement will be drafted . The
agreement will include all property owners whose properties share the easement
(including the residence to the south side of Lots 1 , 2 , 3 , & 4 . The agreement will
� cover the maintenance and upkeep of the easement. ,
Fencing, Gates , and Trash Storage
Each residence will be fenced with 6' tall fencing panels (see plot plan for areas
fenced ). Two gates will be provided on the front of each property to access the
side yard areas. There will also be gates from the back concrete driveway area
to the enclosed backyards of Lots 2, 3 , and 4 . For Lot 1 , the backyard will not
be fully fenced and south side (along Orr Creek) will not be fenced on either side
of the creek. An additional gate will be provided for all lots to access their side
yard (between garages) .
The trash bins will be located behind the gates , in the area between the garages ,
on the north side of the properties (facing Ford St. ) . The trash area will be paved
in concrete .
100 West Standley Street • Ukiah, CA 95482 • 707-472 -0525 • Fax: 707-472-0527
www. ruffarchitect.com • email : richardC�ruffarchitect.com • CA Lic. C11736
I �
� '
.I,�/�
/ , �
Architecture • Planning • Development
RU FF + ASSOCIATES
Landscaping and Sidewalks
The front yards of all lots will be landscaped with trees (from Recommended
Residential Tree List) , drought tolerant shrubs , grasses , groundcover plants , and
mulch . The (east) side yard of Lot 4 will also be landscaped . The landscaped
areas will be sub-layered with weed preventing cloth . Drip irrigation for the plants
and trees will be installed . A hose bib will be installed in the front yard of all lots .
(See Landscape Plan for details . )
The back yards will not be landscaped ( but left for the future homeowner to -
determine use) . However, the back yards of all lots will be pre-plumbed for two
irrigation zones . A hose bib_ will be installed in the back yard of all lots . In the
event that a house does not sell within 60 days of being listed for sale , grass
seed and mulch will be installed in the back yard to mitigate soil erosion , runoff,
and dust. The fenced-in side yards will also not be landscaped (for the new
homeowner to determine use) .
The boundaries of Lot 1 extend from Ford Street, across the creek, and to the
south side of Orr Creek. The Oak trees , shrubs , and other bushes currently
existing along the west and south border of Lot 1 (along the creek) will be left
undisturbed (as much as possible) . The backyard of Lot 1 will not be
landscaped . The existing garage on Lot 1 will be demolished and removed .
The square footage of lot area being landscaped is included in the Site Coverage
sheets .
Sidewalks will be constructed along the front of the four houses along Ford Street
(see Site Plan ) . A fire hydrant will be relocated to the northwest corner of Lot 1 .
Utilities
Water, Sewer, and Gas will be directed to the lots from Ford Street (the front of
the houses) . Electrical , Phone , and Cable will be installed in a common trench
within the easement (behind the houses). The utility boxes will be placed in the
landscaped area between Lots 1 & 2 and Lots 3 & 4 (see utility box location on
Landscape Plan and the Utility Plan ) . All utility boxes will be placed in areas that
can be easily accessed . '
100 West Standley Street • Ukiah, CA 95482 • 707-472-0525 • Fax: 707-472-0527
www. ruffarchitect.com • email : richardC� ruffarchitect.com • CA Lic . C11736
, / e . ' � . . . . . . . . . . . . . .. . . . . . . . . . . ' . . . . . . . . . � . . .
� � LOT # 1 123 FORD ST . PREVIOUSLY APPROVED
7 , 024 S . F . SITE COVERAGE . �
TOWNHOUSE 1 st. FLOOR 541 S . F .
COVERED FRONT PORCH AND CARPORT 226 S . F .
GARAGE WITH UNIT ABOVE 700 S . F .
TOTAL BUILDING SITE COVERAGE 1 , 467 S . F .
FRONT DRIVEWAY 242 S . F .
REAR DRIVEWAY (ASPHALT) 1 , 011 S . F .
TOTAL SITE ( LOT # 1 ) COVERAGE 2 , 720 S . F .
�LANDSCAPING . � . � : 506�:S .�F .
; ;
THREE BED ��JOM TOWNHOUSE 2 B,EDROOMS ABOVE GARAGE
� TOTAL 5 BEDROOMS
. LOT # 1 123 FORD ST . PROPOSED
. 7 , 024 S . F . SITE COVERAG E
1 st. FLOOR 640 S . F.
COVERED FRONT AND BACK PORCHES 224 S . F .
GARAGE 480 S . F .
TOTAL BUILDING SITE COVERAGE 1 , 344 S . F . �
�
, FRONT DRIVEWAY 287 S . F.
REAR DRIVEWAY (CONCRETE) 140 S . F .
REAR GRAVEL ALLEYWAY ZERO S . F . �
TOTAL SITE ( LOT # 1 ) COVERAGE 1 , 771 S . F .
LANDSCAPING 385 S . F . '
TOTAL 3 BEDROOMS
�,
, Architecture Planning Development
.���� .
�
,
� 100 West Standley Street, Ukiah, CA 95482
RUFF + ASSOCIATES
Phone: 707-472 -0525 Fax: 707-472 -0527
e- • ri
rchitecture Planntn • Develo men 1Ylal I . chardC ruffarchitect.COCTI
� I
LOT # 2 125 FORD ST . PREVIOUSLY APPR � VED
' 2 , 911 S, . F . SITE COVERAGE � . � . ,
TOWNHOUSE 1 st. FLOOR 541 S . F .
COVERED FRUNT PORCH AND CARPORT 226 S . F .
GARAGE WITH UNIT ABOVE 700 S . F :
TOTAL BUILDING SITE COVERAGE 1 , 467 S . F.,
FRONT DRIVEVI/AY 251 S . F . �
REAR DRIVEWAY (ASPHALT) 505 S . F .
TOTAL SITE ( LOT # 2 ) COVERAGE 2 , 223 S . F .
_ � ; 50:9 � 'S .�F : ;
LANDSCAP [NG ; , ,
; ;
. THREE BED �pOM TOWNHOUSE 2 BEDROOIvIS ABOVE GARAGE
� � TOTAL 5 BEDROOMS
LOT # 2 125 FORD ST . PROPOS � D
. 2 , 911 S . F . SITE COVERAGE
1 st. FLOOR 640 S . F .
COVERED FRONT AND BACK PORCHES 224 S . F .
GARAG E 480 S . F :
TOTAL BUILDING SITE COVERAGE 1 , 344 S . F .
;
FRONT DRIVEWAY . 287 S . F .
REAR DRIVEWAY (CONCRETE) 143 S . F .
REAR GRAVEL ALLEYWAY ZERO S . F .`
TOTAL SITE ( LOT #2 ) COVERAGE 1 , 774 S . F .
LANDSCAPING � 360 S . F: �
TOTAL 3 BEDROOMS
, Architecture Planning Development
%��� 100 West Standley Street, Ukiah, CA 95482
RUFF + ASSOCIATES Phone : 707-472 -0525 Fax: 707-472 -0527
rchitecture • Plannin • Develo men e-mal I : richard � ruffarchitect. com �
f � i Y . . . . ., .
- LOT # 3 127 FORD ST . PREVIOUSLY APPROVED
3 , 085 S . F . . SITE COVERAGE ' , ,
TOWNHOUSE 1 st. FLOOR � 541 S . F :
COVERED FRONT PORCH AND CARPORT 226 S . F .
GARAGE WITH UNIT AB (OVE 700 S . F . �
TOTAL BUILDING SITE COVERAGE 1 , 467 S . F .
FRONT DRIVEWAY 251 S . F : '
REAR DRIVEWAY (ASPHALT) 673 S . F .
TOTAL SITE ( LOT # 3 ) COVERAGE 2 , 391 S .F .
LANbS�API N G : : . . . - . q,9;2 . S , F ; ,
; ;
THREE BED �:OOM TOWNHOUSE 2 BEDROOMS ABOVE GARAGE
TOTAL 5 BEDROOMS
LOT # 3 12 7 FORD ST . PROPOSED
. 3 085 S . F . � SITE COVERAGE
1 st. FLOOR 640 S . F:
COVERED FRONT AND BACK PORCHES 224 S . F. .
GARAGE 480 S . F . '
TOTAL BUILDING SITE COVERAGE 1 , 344 S . F .
FRONT DRIVEWAY 287 S . F .
REAR DRIVEWAY (CONCRETE) 239 S . F ,
REAR GRAVEL ALLEYWAY ZERO S . � .
TOTAL SITE ( LOT # 3 ) COVERAGE 1 , 870 S : F .
LANDSCAPING 400 S . F :�
TOTAL 3 BEDROOMS
�
, Architecture Planning Development
�' _
,
� � .
I
. ..
� � � 100 West Standley Street, Ukiah, CA 95482
Phone : 707-472 -0525 Fax: 707-472 -0527
RUFF + ASSOCIATES e-mail : richard@ruffarchitect.com
rchitecture • Planntn • Develo men
,. � � n� . � � .
L � T # 4 129 FORD ST . PREVIOUSLY � APPROVED
: ;
4 , 886 S . F . SITE COVERAGE � � ,
TOWNHOUSE 1 st. FLOOR 541 S . F .
COVERED FRONT PORCH AND CARPORT 226 S . F :
GARAGE WITH UNIT ABOVE . 700 S . F;.
TOTAL BUILDING SITE COVERAGE 1 , 467 S . F .
FRONT DRIVEWAY 238 S . F .
REAR DRIVEWAY (ASPHALT) 1 , 773 S . F .
TOTAL SITE ( LOT #4) COVERAGE 3 , 478 S . F .
,
. .
' LANDSCAPI .N � . . _ . : . , . . _ . . . � ; ; 808 S . F . ' ° . -
; ;
THREE BED�:OOM TOWNHOUSE 2 BEDROOMS ABOVE GARAGE
� � TOTAL 5 BEDROOMS
LOT # 4 129 FORD ST . PROPOSE� D
� 4 , 886 S . F . S .ITE COVERAG E
1 st. FLOOR 640 S . F:
COVERED FRONT AND BACK PORCHES 224 S . F�. ;
GARAG E 480 S . F : `
TOTAL BUILDING SITE COVERAGE 1 , 344 S . F:
FRONT DRIVEWAY 287 S . F .
REAR DRIVEWAY (CONCRETE) 267 S . F.
REAR GRAVEL ALLEYWAY ZERO S . F:
TOTAL SITE ( LOT #4) COVERAGE 1 , 898 S : F'.
LANDSCAPING � 861 S . F . �
TOTAL 3 BEDROOMS
, Architecture Planning Development
��r� 100 West Standley Street, Ukiah , CA 95482
RUF � + ASSOCIATES Phone : 707-472 -0525 Fax: 707-472 -0527
• • rchitecture • Plannin • Devel men e-mai I : , richard@ruffarchitect.C011l
P ROJ E CT DATA
LOT #1 123
7,024 S.F. LESS 1 ,747 = 5,277 S.F. LEAVES 75% FOR LANDSCAPING
HOUSE/GARAGE: 640 S.F./460 S.F. 1 ,100 S.F.
FRONT PORCH: 96 S.F.
BACK PORCH: 128 S.F.
FRONT DRIVEWAY / WALKWAY: 303 S.F.
REAR DRIVEWAY: 120 S.F.
SUB TOTAL: 1 ,747 S.F. 385 S.F. TO LANDSCAPE
LOT #2 125
2,911 S.F. LESS 1 ,747 = 1,164 S.F. LEAVES 40% FOR LANDSCAPING
SU B TOTAL: 1 ,747 S.F. 360 S.F. TO LANDSCAPE
LOT #3 127
3,085 S.F. LESS 1 ,843 = 1,242 S.F. LEAVES 40% FOR LANDSCAPING
SU B TOTAL: 1,747 S.F. + 96 S.F. (REAR DRIVEWAY)
TOTAL: 1 ,843 S.F. 400 S.F. TO LAN DSCAPE
LOT #4 129
4,886 S.F. LESS 3,613 = 1,273 S.F. LEAVES 26% FOR LANDSCAPING
SUB TOTAL: 1,747 S.F. + 132 S.F. (REAR DRIVEWAY) + 1,843 S.F.
CENTERY PAVED DRIVE & SIDEWALK
TOTAL: 3,613 S.F. 861 S.F. TO LAN DSCAPE
ORR CREEK HOMES
123, 125, 127 & 129 Ford Street, Ukiah, CA 95482
Architecture Planning Development
� 100 West Standley Street, Ukiah, CA 95482
�
Phone: 707-472-0525 Fax: 707-472-0527
' ' P-mail� ric-har�l@ruffarc-hitP�t_��m
, ,
Driveway
�
Utility � �
Drivewoy ❑� po/e
Curb, gutter ond sidewalk
�
�
�
�
SSCD �� �
SSMH �
��� � III —��612.7 — Rim=618.30 — �
� � � — �
lnstall new valve and fire Existing fire hydrant 111 ' � �� � — — � �
hydrant assembly per City and service to be removed � � Sewer mainline
�equirements. Tap to main by City ot owne�s expense. � New water meters — � � � Water
by City at owners expense. � See sheet C2 for (see sheet C2) volves
�
improvements within � —
� the City �ight of way �� mainline lnstall 3x6 sidewalk d�ains fo� each
Remove old �ew unit. Connect downspout to this
� wote� service 'h� new drain, per City Standard 410 dfiVeWOy
— Existing
WV Remove and Edge o=ent � sidewalk
�
� WV re-install sign Existing driveway Exis mg
Relocate existing � � �
� �pc sign 10' westerly � tilit�' bc�xes � �$.��
� � � 6
'S�' � � � � Sign 2q 3 New(dr�)eway s U — • � property line
4' � f No Parkinq � ,• � �88��
2� � • � 2�� �+ � �
Existing � FH �
E Driveway Sidewalk S�9n w sidewalk ` �
� � h RR � N e � � h
6� �� 6''6 �°��
�O�j (see sheet C2) � ��� � ��. � 0 0 619'�
—� — � + D� o �O � Po�ch 4 I
6 FH 6'� p��0 �� � � S/ab - 620.00 I
� � 9, ��� 0 1 � N �
— ��'o `l,� R n � Porch 3 ,, m cN a N �
+ n � � Porch 2 Slab - 620.50 I� a � V �' � I I
� ,h� 3 m �, S/ab = 620.50 � � Q I
D� � I � � I Q I �
�' �,� Porch 7 � �q � � I
�� � Slab = 621.50 m �' Q 6' �0 �9 '�
� � � � 0�� `�o I �'��� `SO House 4 I �
� I � I �`� �f Slab - 620.00 '� I
� � 0� � 6'� House 3 �
I 0� � 6'c,� ��. °o Slab = 620.50 I Q
�'�� �°o �O Garage 3 � I
I C� House 2 Slab = 620.0 Garage 4 6�$.5
Slab - 620.50 Slab = 619. � k
I rt
„P � 'Buddy" House
Garage 2 � �°
o Go�oge 1 � �g. � AP 002-121-18
� House 1 Slab = 621.DO I S/ab = 620.00 I I I �
Ukiah Fitness Center Slab = 621.50 ,� �
parking lot (asphalt) �
m o�_. I
i I I I �
o' I Q
I � I
Ix 61 .5 00 � 618.5
00 I
x 619.5 X 19.5 °O I
00 �O ' I
0o I I � ,.6
x 620.5 �o CONCRETE P Tl0 6� I
I
D��' I I CONCRErE PA rlD I
�p• CONCRETE PA Tl0 �
� 6? I I
O?)
CONCRETE PA Tl0
IEasement line
s?o ��32 I
•��
line � � I
� Easemen t D
� 5
� —�- � � O' �'� /
� � a � �
o � Concrete driveway I d�
� _ Concrete driveway I O �'°s
Ook t�ee pro tec tion: o�,, � y y \ S`LQ�� \ AP 002-121-19
Place temporary fencing around the existing Oak Q y
Concrete drivewa �oncrete drivewa
tree to building line and east limits of pavers. "�� � �� \
No construction traffic is ollowed in this area to c,,, �
protect the tree and roots and soil around tree. � —� �o � �
f � � /
No • — � � � � �� � NO TES.
'cs x 20'-0" 20'-D" Property line 1. All site preparation and grading work shall be done
Oaks � — � in confo�mance with the soils repo�t fo� this project.
o NEW GRAVEL DRIVEWAY NEW GRAVEL DRIVEWAY
eoc � N Existinq asphalt ' / 2 Utilities for these new buildings are shown on sheet C3. Refer
� ��. �� (remove� � to the Architects plans for more detoils on utility locations including
� c� � sewer, water, gas, electric, phone, TV, etc..
�� a�� MA TCH (E) DRI�EWA Y o \\�e
p� � � �� � /�e�� 3. lnterior property lines anmd easements are not shown, see Sheet C3.
�� �
� � � e
Easement line ' � � �p5
I � Parkinq for existing house � � � 4. No work is being done within the stream bank or in the stream channel
k •s N therefore no additional Stream Alteration Permit is required from Fish & Gome.
8
� �
Apa�tm en t
Overhanq (remove) �g � � o�
6�$� 61 .67 Z �
�°''` 9� �y �
k
6 +� 61a Porch �j Fire �"
,��� I hydran EROSION CON TROL NO TES:
6 Existing asphalt
1" Landscape area I lf any grading work is done on this site during potential
f0 remain periods o{ rainfall, erosion control measures sholl be
1/2" radius Util.
See note on grading I installed to prevent erosion from the site. in general the
plan for road and � I site all slopes to the existing cu�b inlet nea� the middle
-�—�I�—�I� I�I I= F � '� I of the site. lnstall strow wattles around the o enin of the
porking structu�ol 6» � III III III II - � �. � �� 1�j 9 6 p g
sections. ' ° -"'- '�—�' I � �`�r 0 � 61 � 61�� a1 �j cu�b inlet When new drop inlets a�e installed, ploce wotNes
� �o o�„ ,��' -� � 6� ''99 around them as well to catch any sediment that may exist.
4 aa y � � � Landscape all exposed soil areas prior to the first winter rains.
f�4 rebar cont. o
a C� o + � Consult with the engineer if any site work is done between
7S° 3" from top °s� � �
and bottom 2 ° � Sept. 15 and May 15.
�' ° o 0
I I I�I'1�= a �� o � House
�I�,;�I�,—�I��;I °a °� ° I Floo�=620.3 Existinq porking area
i I—T �� �
� �
��
v I
��� ��'°� �� �LI�'°� �
Scale: 1"=1' � �� �
` � 6�90 ����������� ���
��oH �-� ��°� ��� �° ��°��� ��e ����
� �
� � ��� �'�e e� o� e,�� �II����
Prepared By y �'' � �R'�'� �Z � � - � �
W � � AP 002-121 17 1 �� ��� 1�1 1 �
Ron w. F,-anz RcE, P�s � � A u�°ust �� �00� - - ,S'c�le; 1 "° � O '
2335 Appolinaris Drive * N0. 43938 * � �
Ul�iah, CA 95482 �• g-��
707-462-1087 � pV�� �P �
q� � ��F� o �0 20 30
,�'1�e e t C�
\ -
\ _ � \ m
_ _ _ _ 619 ,
_ �
� � Q
� - - - - - - - - - - � °
_ _ _ _ _ � _ _ _ _ _ �
� , _ - - - �
, - -
- -� - - - - � �
, - -
, - - � �
� — — � i z
�6`� _ _ SEWER MA�N _ _ - -_ _ _ _ — — — — — , - ' i �
� �
- - - - - � \j — � / � ,
i / � �
- , 163�_2$„ , r
�
, �
, , , ,
_ — — — — — �� ; WATER MA�N _ 35, �� - - � _ � �
i i — r T - � _ , -
� � , ,
,
35'-42„ ,
,
�I � � � � '� __ ---
, , �
, —
� � � � 36'-84„ _ � — , — ' _ __: ---- 3�-- .
� _ _ � ��
� ,�- — �
� __ � __ —__ ---
� — � (
I / / - --- SETBACK o� � � . . �
I � --- � ° � �
� , a __ ___ __ --- --- a ' � ' i ,
� a
�( �, a a _ a_ --- � � a aa ° i ' i � �
(�{,' I / LL
�/ �� -�� . � Q � �� ' . . ' � . Q - ' . I I I �� j
1 � � Q. . Q I W � NcA N �
p 4
� I� a i a/ a � I �� a n °a 3'-4 8�� � , I I A ' � a 3'-6" II i I �" � � o �
� i � � a a a I � 3 $2 g � ° a a -1 1 1 6 �� II I I � � Q r ° z
I I a a Q i a /�. a � ° a a � 1 I � U � � �
a � OT 4 � :� -
i � , a % a � , a � ' i U ° � . � Q
I ' � � a a I / 1 T a � I S Q F T L O T- I � I � O bA � `� � LL
SETBACK ° � / I 11a L 0 1 3 a I a 4,8 8 6 I 1 I .� }; "' � a
� °3'-8-6 a 0 I � � � �
� a . 3�-816�� ° . a � S Q F T L O T- I G A R A G E � ' II � � ci� N � U
SQ F T LO T- I 3,085 a 4 6 0 S Q. F T. � I I � o `� a
I L O T I a a. a 2,911 GARAGE � I � � � � N v +
� x 4 6 0 S Q. F T. I � �p � I
SQ FT LOT- I � . GARAGE � � R E M A � � � -
(N) WOOD GARAGE 460 SQ. FT. (N) WOOD � � � LL
7,0 2 4 G A T E 91 (N) WOOD HOUSE � I I � � � p _ >
G A T E I 4 6 0 S Q. F T. ° G A T E 6 4 0 S Q. F T. � � I lL L L. U � � � �
I a �P CON RETE a X (N) OOD � � C E/r � � � � � 0
a HOUSE HOUSE PAD OR ° � GAT I s � � �
q„ • I a GA EOOD 640 SQ. T. X 640 SQ. FT. GAR AGE � � I� � � O s =
HOUSE I CANS � I � �/ Q }
� Q- �
I 640 SQ. FT. PAD FOR E Q� � 3, $5 �� 3�_$3�� X � X � �.r_ c
� J GARBAGE c,a I6 16 � I
0o CANS , � �
I � SE�BACK SETBACK � I � I
x o�lcs
I � � _ � 9 I CA License#Cl 1736-B597217
- I � � o o $ -�16 I I
II I �-' X oo X ' � S�� qR��i
I I '_ � I � � � I �1�� G,�p,R D R�.c\�'�C�
x o o / � J I I � J �- �
5'-0" � o° o° � � I (N) WOOD I �
I � I� J I FENCE � * *
SETBACK � � � a a � �
I� � o o i � J � / x a SETBACK � X I I � N0. C11736 �
�O I � X 4 ' � � u � � I ��� REN.11-30-15 O��
I � I x a a a I � � �F ��F
II � � I a � I CA
� a
I I Q � ° a a Q a / X �N) WOOD � � I
' Qa a � i a X a � a a GATE i X � i W
I
(N) WOOD � �� � . a a� J \ I U
, �
15
��
\ IX ° j �a ( ) WOOD GATE - - - - - - _ _ 6 -2�� — - - - - - - n� i � . . �
� —�— — —
I SETBACK a G TE EASEMENT LINE X ���� � Q
�
�� � \ i SET�BACK ,_ 5 �� - - - - - - - - - - - - - - - - � SETBACK AS __ _/_ ------ -'— � J
��\ � �N) � 3,-�$I �� � a 3 $16 — —.— — — — — — x � a SETBA IK� � � / O C/�
� � �\ � I CONCRETE , a 2 _ _1— — — — - — a � 3'-84 � ° � � O / LL Z
� �� � � X DRIVEWAY Q - - � - - Q
��\� � \ � � � � I � : FENCOOD i a (N) I a o I //
' � \ � � � � � CON�RETE Q w Z � N�
\ \ ` \ \ \\ � � \ CONCRETE � DRIV�WAY Q �� � O �
� \ � � N X � � a a a CABLE I � �
� `\ � �� � I �l I DRIVEWAY � I I / � � �
�\ ��\ � \\ �\ �Ix \ �"O � � � PHONE � � O �/ �
\ I \ i 1
� ` \ �\ \ I� � FENCOOD � � �Sii // _ � r- U
� \� � � (N) �G RAVE DR I VEWAY
� � � �� � � 1 I � � I i � < I� '
��`, � � \\ �� �I � �, --- --- __ --
�� i o ___ � � � MATCH MATCH (E) �� w N =
\ `\\\ �� � ��X � o �-- - — --- __ __ \ I 1/ w � r- Q
� � � � � • I = I o �' - -- L____ _ --- --- --- � �/ �
� \ � -- -- _- --- -- , � � �
� `,� � \� \� I � II 19'-6�� 16�_25 „ o � _ , U w N
N r—
\� `� \�\� � Il�x II r l I 16 35 _gl6„ � o , 3„ 37'-97„ �i� �/ �
� , � � , � N GRAVEL � RIVEWAY \ N �s -�— $ � M
� `� � � � � ` l _ _ _ _ _ _ _ - - - - - - - — _ _ _ $ � � � c�l
� �� ) � �� O Q �
\�` '� \i � _ - - - - - - - - - - � � - - - - - - - _ \ �E�� � m
`�\ — — � � � i�PS��
�� �— \ �
� ,� � � � EASEMENTLINE \ — / — _ _ _ � - - - - - _ _ _ � \ / �
� ` � �� X � � � \ I �
\ � �� \ \ � � ' � � �� /� i �` �
� \ � \� \\ � � �� � � �1
\ \ �\\ \ �\ \ � i � � \ � �� � I � � �
6'/ � � � �� � - - - J I �� � - - - - - - —
S � / \
� � SHEET TITLE
�
\ \
�
\\ ' \\ \� \ X� \� � \ \
�� �� ENLARGED SITE
� \ � ��\ \ �� � � � PLAN
�
\ � � � I �
� � � � � � �
\ � �
I �\ � �� \ \\ (N) WOOD I �
FENCE X � DRAWN BY
1 \ \\ /` \ \�\\ I I � � � � \ CH ECKED gy ROBFO�
\ \ \ � � � \ \ RPR
I � \. � �� � ��. � � ,� � � /1 \ . DATE
SUBMITTED
DATE
CREATED
�
E N L A R G E D S I T E P L A N SCALE AS NOTED
— PAGE
��8�� _ ��—���
•
} o0
m � ,�
�
Q
0
A1.2
3
z
O
�
I6' - 0"
>
�
�
6x6 POST TYP. �n�� +'�������lE�
� � � �
�� �
3' - 0" I' - 0" ����'
�
CONCRETE PORCH
V J �
w
3068 324$ SLDR 324$ SLDR 324$ SLDR
W � N � �
� CO N �
� � �-�n O �
Q � � N E �
O � o
� I 2668 � � a � v �?
U > � � � �
� CL� II' - 7 I/2" 3' - 10 I/2" 12' - 6" � o � J
� � � � J
� 2 3 2 3 O � � � � �
� vi
2' - 0" � .� � Q
LIVING ROOM v J � � N � �
� � `� � Q
9� X 7� GARAGE DOOR 5030 SLDR 5030 SLDR � � �O s �
U
� � � '� �
�
HOUSE � � � - �
640 SQ.FT. �
V... U ; � � m
�.L. � � � O
N �
� U O s v
BEDROOM BEDROOM � Q �' � �
N }
� �
- — �
� � V
� �
GARAGE �P 15 TREAD @ II" rn N
480 SQ. FT. 14 RISERS @ 7-3/4" — 8' - 0" 0' - 9 5/8" 8' - 0�� — CA License#C11736-B597217
3' - 6" 4' - 6"
6068 - G�RD R�
A1.2 4> 6068 �' � �
° CLOSET � � �
' CLOSET DN
� A1.2 ' ~
DINNING � 2668 2668 `� * �
N� NO.C11736 �
° "9 REN.11-30-15 �
6036 S��R - � 15 TREAD @ II" � ° �, �'� ��Q-
14 RISERS @ 7-3/4" �
N 0 AUNDRY 3010 0 0 �F CA�-�
3' - 7 3/8" 8' - 0" � BATH SLDR � �
' 2-4068 3' - 0 7/8" 2' - 10 I/2" 4' - I I/4" 8' - 0" � �r, N�'-,
"' 2668 �� 2468
� POCKET
�
o = 2468 -
, a. LINEN 3068 o W
o , BATH 2468 MABATH 266$ LINEN �, 2040 U
� � 3' - 6"
DBLE HUNG Z
3' - I I/2" 3' - 0" Q
o °� ° J
� ' - _ 3068 �
N I o o � MASTER W
N I -' N _' BEDROOM _ < Z W p�
'° d-
w � \ � � � Q � �
� _ � KITCHEN O O _' °� � � � r? _ �,,, � �
�o r� 2 6 8 �
� � O O I CLOSET I oo ao � Q �
�
O o � � <� A1.2 _ � � `;� W � � U
� ^ � � ° �° I I '\ �/ �
, Zo4o U o� � _
N I p� o o _ � � 5 - Q ° � L - - - J DBL HUNG Q
�, 3068 � � o o � �/ w CV �
O = O � � �
4030 SLDR 5040 SLDR O
� 2' - 6" 3' - 0" 4030 S��R
� I' - 0" 2' - 6" C�
z �
Q � 9' - 4 I/2" 6' - 6" 12' - I I/2" �
�
¢ °°
� 28' - 0"
�
� 3068 CONCRETE PATIO
� 9' X 7' GARAGE DOOR
d-
O
N
HEET TITLE
cn
� 6x6 POST
"' FIRST AND SECOND
� 12' - 0" 16' - 0" FLOOR PLANS
�
�
28' - 0"
DRAW N BY ROB�'OX
CHECKED BY RPR
A1_2 DATE CREATED APRIL-11-2014
JOB NUMBER 100
�
¢ � FI RST FLOOR PLAN � SECON D FLOOR PLAN SCALE AS NOTED
�n
J I
'� I/4" = I'-0" I/4" = I'-0" L 0 T S # I & #3 PAGE
�
o SQ. FT. I,120 SQ. FT. UPPER 896
N
�
N �
�
SHEET OF
} o0
m � ,�
�
Q
12 �
�5
12
�5
z
O
�
>
�
� �
�n�� +���a�i�lE�
GUTTER &
DOWNSPOUT GUTTER & �� �
DOWNSPOUT ����'
�
V J �
w
W � N � �
� CO N �
� � �-�n O �
� � � � N � �
� Q �t c� v
� GUTTER 8� � � �
DOWNSPOUT ,� � � U � v �
�' I Up � ° � J
J
O s Q
-1 X U
�\ V J � � � � ~
V � V J �� � � V
� � L �n U O
� � `n � Q
4" HOGWIRE � � �o s +
N U �
� � � '� �
�
� � � . �
� � � �
LL � � ° � m
LL �' °' ' O
� �
EAST ELEVATION SOUTH ELEVATION � � ° � �
I L � � �
I/4" = I'-0" I/4" = I'-0" �
V
CA License#C11736-B597217
�\G�RD R��
T
* �
N� NO.C11736 �
"9T REN.11-30-15 �
�
F OF CA`\FO
12
�5
23'- 11 3/16"
W
�2 U
�5 Z
20'-0 3/8" CLASS A J
COMP SHINGLES
� Z w °O
� �
~ O Q � �n
� 16'-7 3/4" ToP
� 17'-0" _ �— � �
O15'-37/16" � � Q Q
� 2" BOARD AND BATTEN W � �/ U
N SIDING @ I'4" O.0 W �
�
� 12'- 10 13/16"
sTUCCO U �S � Q
� SIDING �
N WOOD SIDING � Z �
� w N �
O O � � �
% ADDRESS
� LIGHT O
� TOP �
�
Z � � izs 8�_��� �
} --�
� �
� ��
� �
�
� GUTTER &
� DOWNSPOUT GUTTER & I \� I
d- DOWNSPOUT
0
N - - - - - - - - - - -
SHEET TITLE
U
p 0'-0" ELEVATION
�
a
�
�
UTTER 4" HOGWIRE MOTION ACTIVATED
DRAW N BY ROB�'OX
DOWNSPOUT NIGHT TIME LIGHTING
CHECKED BY RPR
DATE CREATED APRIL-11-2014
JOB NUMBER 100
�
¢ SCA�E AS NOTED
� 4 WEST ELEVATION 3 NORTH ELEVATION LOTS # I & #3 PAGE
�
� I/4" = I'-0" I/4" = I'-0"
0
N
�
N �
�
SHEET OF
} o0
m � ,�
�
Q
0
A1.2
3
z
O
�
>
�
I6' - 0" 12' - 0"
6X6 POSTS
TYP. ISn�� +H22D�Ib'lE�
� � � � �J ,
•����
I' - 0" 3' - 0" ��
0
�
�
CONCRETE PORCH � � �
� 3240 SLDR 3240 SLDR 3240 SLDR 3068
W � CO N w
� � �-�n O �
� � N E �
o � � � 2
Q �t U
U
2668 � 12' - 6" 3' - 10 I/2" II' - 7 I/2" > U � v �
� � UN s o � �
Q � J
° 2 3 2 3 O � � � w
cti
2' - 0„ °� r ^ � �- � F--
V J • ¢
LIVING ROOM v J � � N � �
� � `� � Q
9� X 7� GARAGE DOOR 5030 SLDR 5030 SLDR � � �O U �
� � � �s_ L.L
�
� � � . CG
� � � �
LL. U � ° � m
LL �' °' ' O
� �
� U O s v
BEDROOM BEDROOM � Q �' � �
N }
� �
— - �
� � V
� �
15 TREAD @ II" �P N �
14 RISERS @ 7-3/4�� $� - 0�� 0' - 9 5/8�� $� - 0�� CA License#C11736-B597217
4' - 6" 3' - 6"
6068 G�RD R�
A1.2 4> GARAGE 6068 �� �
° CLOSET DN
CLOSET
� DINNING 2668 3068 * �
N� NO.C11736 �
6036 S��R _ o � 15 TREAD @ II" '9�, REN.11-30-15 �
I �
o `" 14 RISERS @ 7-3/4" 2-4068 d �, � �F CAL��O
o � LAUNDR � �
� , 3010 BATH
$� - 0�� 3' - 7 3/8�� N -� = SLDR �
K, ,�, 8' - 0" 4' - I I/4" 2' - 10 I/2" 3' - 0 7/8" �
2468 �� 2668 "'
� � A� 2 POCKET
' - - 2468
- 2468 0. ° 0 3068 _ LINEN W
' 0 2040 �, LINEN MASTER <1 A1.2 U
3' - 6" ;o � DBLE HUNG 2668 BATH Z
3' - 0" 3' - I I/2" Q
o ° � J
� o � �, O MASTER �, 266$ o W
` ' BEDROOM , Z F"' �
N � - - � i
W I W � � N O � w �
i _
� KITCHEN � ° ° �
� �
�
v' � � :o ' - �' C/�
� �
OO O � ao co I CLOSET I 24 8 r� � � Q Q
� W � � U
M I � � N I I W �
� o �
� � � ^ Zo4o � � � , U �S � _
N � — o o � I DBL HUNG I - - - I � 0 5� - O" � Q
'" o o � � 3068 L J �/ w N �
O Q � � �
� 4030 SLDR 5040 SLDR 4030 SLDR O
�
.3 � 2 6 I 0 C�
� ,
Z 3 0 2 6 �
Q � 12' - I I/2" 6' - 6" 9' - 4 I/2" �
�
Q �
� 28' - 0"
as CONCRETE PATIO
� 3068
�
d-
O
N
HEET TITLE
� 9' X 7' GARAGE DOOR
V
w
p 6X6 POSTS
FLOOR PLAN
� 16' - 0" 12' - 0"
�
�
28' - 0"
DRAW N BY ROB�'OX
CHECKED BY RPR
A1_2 DATE CREATED APRIL-11-2014
JOB NUMBER 100
�
" FIRST FLOOR PLAN SECOND FLOOR PLAN SCALE AS NOTED
� LOTS #2 & #4
�: �J� � PAGE
� I/4" = I'-0" I/4" = I'-0"
° SQ. FT. I,120 SQ. FT. UPPER 896
N
N �
�
SHEET OF
} o0
m � ,�
�
Q
0
23'- 11 3/16"
12
�5 12
�5 z
O
�
>
�
TOP
17'-0"
�
�n�� +���a�i�lE�
GUTTER &
DOWNSPOUT GUTTER & ��
DOWNSPOUT •���;
��
� /'� �
TOP �+ / w
� N � �
8'-0" W � � N �
� � � o �
Q � �
� �' � E �
O � o =
� �t U
\ > U � � �
�
� � � � � J
I �
s Q
,� O �A � � � w
, �- � F--
, � ,� .'-' � ¢
� C� � � �n U O
� O'-O" � � � N � �
� c� Q
� �O -� +
U
GUTTER & GUTTER & � � � � �
�
DOWNSPOUT DOWNSPOUT � � � — �
� �
LL � � ° � m
LL �' °' ' O
� �
5' - 0" 28' - 0" 3' - 8 I/4" � U o s v
� Q � � }
�
EAST ELEVATION SOUTH ELEVATION �
V
I L
I/4" = I'-0" I/4" = I'-0"
CA License#C11736-B597217
�\G�RD R��
T
* �
N� NO.C11736 �
"9T REN.11-30-15 �
�
F OF CA`\FO
23'- 11 3/16"
12 W
�5 U
CLASS A Z
12 COMP SHINGLES Q
�5 �
N � Z w °o
�~ O Q � �
TOP
� 17'-0" _ }. � �
� 15'-37/16" � �
�
O � 2" BOARD AND BATTEN W Q � Q
M SIDING @ 16" O.0 W C � U
� � < � ,
^ 12'- 10 13/16"
M SIDING U � � Q
� � � Z c� —
o � w N �
~ LIGHT SS STUCCO SIDING O � � �
J
3 O
� m
� TOP
' 23 � � �
Z 8'-0" _
} �
� �
Q \ �
� �
\
� GUTTER & �
� DOWNSPOUT GUTTER & I � I
� DOWNSPOUT
o /
SHEET TITLE
v�
F-
U
w /
�
p ELEVATIONS
�
a
�
�
MOTION ACTIVATED 4" HOGWIRE
NIGHT TIME LIGHTING
DRAW N BY ROB�'OX
CHECKED BY RPR
DATE CREATED APRIL-11-2014
3' - 8 I/2" 28' - 0" 5' _ 0"
JOB NUMBER 100
�
o SCALE AS NOTED
� � WEST ELEVATION � NORTH ELEVATION LOTS #2 & #4 PAGE
� � �
�' I/4" = I'-0" I/4" = I'-0"
0
N
�
N �
�
SHEET OF
�iz �iz �iz �iz
� � � � � � � �
� � , � �
; 0 ❑❑ 0 :: �,� ' 0❑❑ 0 : ; 0 �■ � :�❑❑ o .
� � � � �
LOT #4 129 FORD ST. LOT #3 127 FORD ST. LOT #2 125 FORD ST. LOT #I 123 FORD ST.
. ��3
(� C� R, Cr��� �. 1� � t� �� -� 1� A�1� D� �1 � �.A �l �.
Alternative Proposals for Rear Entrance from �asement
Option 1 : ��3 {� � � � } �./� �J j
• Tandem garage doors for Lots 1 , 2, 3, & 4 can be accessed from Ford
Street or the rear gravel driveway easement.
• Gravel will be used to create driveway easement. ,
� An agreement befinreen the property owners (123 , 125 , 127, 129, and 131
Ford Street) witl be needed to specify the maintenance of the gravel
riveway.
• Two additional cars may be parked in the rear driveways of Lots 3 and 4.
• Utility boxes can be accessed from the easement.
Option 2:
� The rear garage doors and rear dri�eways are eliminated on all lots. No
easement agreement befinreen the neighbors is necessary.
• The gravel driveway does not need to be created on the easement.
• The backyard areas in all lots are larger due to the elimination of the rear
driveway. (See fenced areas in red .)
• No additional parking will be available on the rear driveways of Lots 3 and
4.
• Utility boxes can be accessed from the easement.
Option 3:
• The rear garage doors and driveways are eliminated on Lots 1 and 2 only.
• Tandem garage doors for Lots 3 & 4 can be accessed from Ford Street or
the rear gravel driveway easement.
• An easement agreement beiween the neighbors may/may not be
necessary to maintain the gravel driveway for Lots 3 and 4.
• The gravel driveway may require minimal improvements for Lots 3 and 4
to access their rear driveway.
� The backyard areas of Lots 1 and 2 are larger. (See fenced areas in red . )
• Utility boxes can be accessed from the easement.
REC�iVE�
MAY 2 9 2014
CITY OF UKIAH
BUIILDING/ PLANIVING DEPARTMENT
_ _ � �� � L
— _ _. . �„ -
-
� � ��� �� ����
�
— �tT'���'�`�Ti�� ,� _ �;.
_ � _ - _ �` ���I�d i��,����������`�` `�� � �
SEWEP. i"IAiN _ m , , _ �° '�
.._ .,. .. . ". .. . . � --__ ' .� . . . .. .�'�#� 5."' . .. ..
_. � .: " - ... 16J'Z$ . � . , �..., � . .. . .
. . . :... .. . .. . ' �_ . � .. . .. . .. . . . ..
__ - - y WATER MRIN ._ ----= __ _
_ __ _ - �. _
. �.. .. .:. � ..�� . . . � --�'�_ . . 35 4� .. � . . . .. - _- _ . � - . ..
. . .._.._--.�.____ - . . --- -` a° � . .- -
;o -.-_- --- . � -'- -- - � . . . . + . . . . . � . . . . ..
, _..��___ � 3S_liZ,��., _:. . . ---- . J . � > .
��.�. : .. ._-�_..__ � �� � � _
. _.�--'.- .
----- . J . - . _ - _._..
. � .. 36 8L . -_,_- '- _-�----�'--�-"-.'--._._. _ t. .. .. . . �� ... .. - �.���� . � . � � ��Q �° o. .. � � �
��� �----- " __— .� _°-
. _-_ �. . . _"'"__----- .
� _.._ - : '- -.:�� ._ .
. __, _ . . .v ...�_�_.. _ . _ .
�.__ ------ � . .. '-- - . . ��' 4 ° : .
� .. � ... .. -"""_ -�� --- . .�. �: v .
._----
.�.- -"'- � ° �-
` �.
. ... __._ . ...... . .. ..... , . . . . � .------ ='v` - _ ._: .
. ... .'"_ .:. .... . ��� �-� �cT&ACK- -T�€' `O. 1 ...... .. . .... ..... .. � �. t � .... .. . �
€
.. . ` ��__---- � y� � � . - . � .
.. . . .. . .. . .. y__--_- ___ � . .I � � OA' .��' . . .
. . .. �., . .. � . ...., . "_-_` '.a-.a-- � . .. .:_ __.. . ' .. . .. . . .. . . . . � .� . ,- . .. . . . . .
"_�__._�_�-.�- . '..-._�...---�. � , ��-. 1 � . . .
.. . _- . . .. ' .. ,�ay C �'
�d d c a c
. .�` .� . . _ �_ _ . . . . . .. � � � .r„ . . .
. . .__.�--'�� . '. .� i '_._.�: - � . - . .
� � <n ' �i _-- ��-'_` ' � � 7, � i �.., .. .. � � . . . . °- �r° �.� .
..: � _ ' - .oi� � . 3-48 � �IV�.. ! 3_�^ . - __�- . , �� .... ... .. � �°' � . . . ..
. .i � ' .... .2 � �'_.__--. 'Ib � � —. _ . . ..
' . __�-- . � .
_
� ���T � � o
__ i � _ , _ , �--, __ _ .— --- ; , I ` � � � �
,, , _ _. � _
� �� � � . � �- �
... SETBGGr. � . �� .. .. ' � ' � : ��&�� �.� i . SG t"'lG'-t .. . . '` . .. . � ¢. o o . . . ..
. . ,. _-���� . � �,� �� � . =. i ..r..886 � '�.
. '�...� . .. �... .. {.r , . . .. . .. . ... . .. . . . . .... ..�. . . . .
..
� ' ��i.�'�. �. p $l _ 3_gt6 �' ��-$f6 ����� � . � . ' SaFT�or-�. . �i t;>3 . . .. � � � � . .. � �. Y .
. . �� �F P . . � � SO FT LP I 4 � 3�.685 �S . . .... . � . . . � � .
� :.�.-;.. .-----� � � 2.911 � � . . ' .. . . . . . .
� ����. . �� _ , � ..:: � t ... � � t� _ .. . �. .. . .. ... . t" -. fl»Itt/ . .. . .
__ ry ,.� ��' .
$Q FT�01-I � " �-(N)WODD `
{M'KOOD ' 7.OZL .. � � . ' . � GGTE a i �-jh!)W600 ' � � . . I
.GA"c ..� . ... � ggg � . .��� ; ... . i . . "�� � ..GA E ' . . . : . ' � . . ... . ..
. .. . i��� t. ,Yt�.� � �m : . �� tONCP.ETE�-� . ., . ... CNi D ... � ... .. . .. . , .. .. .. . ... ..
�: A . z,,�.. . k . '-CNS�WOOD � -< , : � . � :. � PAD FO' � . . :r'�� GAT� . . . � . . ..
� � 1,
.... �, ..... , . �:� ' GaTE ., : : ;� � GARflUGE.. ` ... .. # a �. . . .. �� ... . . .... . �� .... .
_!- CONCREFE-,: �... ` ��'c� � � ` . ..� CANS s � I . ' �'. . �,. . _�
� .. } . .' PADFQR `# � 5, � 3� . � � � .� � i .� . ` _ ..
'� � ; . � cr2ance� � s�.� . w .3�$Ib. �3'-a16 ,� � :�:� . � � . .. . . � .. . . .
. . � .. . .... .. � ._. . I .� .. . . . . . . ' .. . ..
.�� i caNS , ------' ° - --- t
� . i , ' . - ..:3ET9AER SETBACK � 'i... -` � � �
� � .r ` � e. ,^. " c�i�n � :� $. �� _ . � � ... �. . '_�. . .
. . ' _ ,-..."--- ' . £ . .
� �tN;wooa ' �� � _', � � :_ — , - - v�� €,: .. �8 5i6� i . .. � � .. �� .. ..
.. . �Fevice � �� .... # . �� .__— _� ��. - . -- ._. � j.� --fiT� . . .. .. .. .
�� ` ._ "�_ � . �:c � � �� _ _ � � ..� . . .
E , r-- `.
. .. .5 p^ � -----` .. ����___- . , .. .. � . .i , �- - t . . ..
� _" _ ��- � Fevc000 � °�,°
�
� ---
seTeacK � ; �
. ��,. , � �. . : �., ,. ., k �y �
Y . ` � ; .G '� ` ! . ` .��� ��SCTBACK-� � ` ) � �
i •� ��- ' � , �
.. .. . . ...... _ ... �.;. ... i ... _ , .. . .. , ._, y,' . t.. ... .� . .��.-. , `.,.;. v. . � . ...
� . ;- ''� � y � - � e �k , : �A . . .
„ �-._- ..� , �.'�,� .1 : ..
�
a' t_ ' �ti� � t; �� ,.. �
{ ✓
-T- . , ,
,
� ., �
ti � -------- /-�
i.
v.. �
.�.. . _ .,.. ,� : �-M)w000�� ..I `` ; . .. �N° � ���
�
� . �ti ` �/.'. ^(, .. ' t ... .�. . —_ .. �.. GATE .- . ; :. � � � (�l, . .
1 �_._ �
� � ,, ,�_____ � �:� �,.�a�
;;,, �'. �; ' :.�_.} ; < �'�—_— � _.
_.�- , �n}woo�--. >:� � �5 '�.,,`` . ��___- - - � � � � . 'J' ✓ �
i � `�
. _ .�. ..a. . _ �. . . , .
, �� 1 �--- � �6A,F �, . � 6 �� ��- ___ � �, i �. � �� � �
�
�, , _�
� ...... t '.. . C'}WOOD : . ��, � . .��.- �'_' � �. . . ..� . .. � , ., ~ . . . .
� �. � � �.���„�,�.�. � .. . 4 . ( �
� �, $ � ..._ : .SETBACK . �' .. .. :.�� �. . i� _ � -,. i� .: .." . .. . . � .. � �...! . . � . .. . .
� " �GATE � EASEMENT 2�Nf / � � � V�
.. �- -'--�---�_ .,. . ' --�._ �m �� � _,.. t .,, . '.
. . __- SETBACK�. ' ,�__'�._ �. M,.�.,..,w_.. . _ ... ;'\� � �� �--
. . � c I. � . N ----"- .....,! . 7 ...3�_g5a ....�-�"1 . __.-._._' '4.'__.'.____�_ , ..: .,;SETBACK r..'� .��5`� E9" '(ga[K `.' ' � . . . /� _. . . .. � �..0 .. . ... ...
i
. . () . . ._:. �v . ..... s __ -
�__��� .. � . � ., ... . „
. . ...� �,. CONCRETE � ., 3..82 �� .J__...__16 � ,<.,�'° . . .� . .,. - � � 3_flI . ;.:�i k ` �,,. _ . - . . ; � � .ry � . � . . . �� .
__ ..; �
. .. „_ . .:DRIVEWAY ...._ ___.. w-a. �"°5 . i. .� ; ' .. 4 ._ ` ' . . � -��- ` - �..: 1�,,< � p� ..�- �� . . .
m
" ,
� ...__'__' .i ....i �. t ..��N)WOOP . ,,� - �. c ._.(N) . ,.,_� .. .\!
(�- ..� _'�- . _
o �
�} a
. . _�._. .y_j � `.. � , �`. .
� . . � i . . .. . . ..,F C•�, � -�'� ....,_... � ... FENCE � �h . . ' CON�RETE ;_'�'`� � �.. i°�.. .. . ..� ..�~ .�z / .r� , f ......- �/ � .�� Lry.. . .. ..
. �, ..._:° ..._.(M) . ;:. �''-`t, ..:�� . ��: :; =.� .� :�.DRIV�'n'n"' --�- .,��.,... � . �' ,:,y,.. � i {T,E" ���� ' } ' �b/ ..� N�� .. . .
_,
� �{...� , ..� '_ . � 3 '. � . CONCRETE.. , ' . �'-00.8LE � . . .� . = . :. ��, �--" c- � . .
p t_-,- _:� . � � . . ....,.,. � y • �� x -- ---
. . . )! -, ... _"� . . ..�DRNEWAY . . , i ..,_ ......: . 'i...� .. � . . ...., ,. , ..,,. � �
:.. �.. ` ��. . . �,r�� . . ' t�
. . . � '\ � i ��� r.'�\Y..°..` . ..1 . ... PHONE . :� �{/� °�F�1.,, "�^r"., ,..:._:, t .. N � .
.l � ,�� � �� �
� �� � �� � , ��N>w000 ' � � �. -� (N) �GRAVEL��DP.IVEWAY ; �� ; , i U: , Lr'
� �� , FENCE ��� � �..., �` . �' � . . . .� ..
_ � t
. . � . . L . ' � � .. �� . ..� . . ... ', .. . . . ��i .. �.: t . . . ... .....
' � aq ,
:,
� ----- ---=v_._. ' ' MATCH MATCH (E) �
�
" ,
.
.�
i __ , . , -
o - � --7----�_;l__ J
- � n � � � �� , . .
------_
o � ; ; ----...___��_._._.__ � ; __----- 1
� �: --- --�------- - r ,
, , -- ----__ "
__�
. . � i . �, �� f4''6" �� �� Ifi'-2�Sd� � �. . . �— , _..: - � . - �'" � � �� �i�/ �I41, . .
. i
. ��'� ' �' �-- .. . _ .. ,
, ( �
. i` '� S � -_.`_'�`--���b � 35'-85„ °� . ...,7 y . .,. _�� .. .
� . � � . �
�
' �sH��i r�nF
`� ` , (N} GRAVEL', RIVEWAY __ ___i ;�-�_ : _�_ie _ i �i is�_is, I� 37'-98, ; „ - , _
� � _:�_ , -_- ' - —_ � ". �
, ---- --- ,
& _�--------
� �{<., --_----, - � , , `--� �
--�--- ��,�v � ;
, � �
�.
T � � , v... �,��
LANDSCAPE ..
� .�. ` . EASEMENi UNE . .. ,�� . � -�___ i —__ . .. . .. . �. � .�
; P�AN
...��_ _. _ 1 ., �PSE�'E DRnww¢t' .YOBFOX
- '�, ♦----_.-__.
. . . . � �,' . . .. . . .��' �,' -'.� � ... .. . . .. �^ ... I ...��� I : � .� . . . ---qqq .. . CHECKEOU4. . � .
. .. , . � � ' �� ,. .. .. . ._ . � � � . „.-�'�- _ . ... . . . . O,�TE � � �
� RPR
/ :� .,;_ ___._. �I �. � __.1 _ � ,_.... , �.."�.. _ . � . . . � SUBMIiTfD
� a Y �—— —
. . � �f :� . . .. . , �_.__ �` . .. PATE .
�i � a,l � � �---�---� . —� CRFATfD �
' � �I , ; �
; �s�r�
� �, ; � LI�NDSC�PE PLaN P=E
,
� � (N)Vt00D- K� .� i .. . � . . /�\ .
� ... . .� ... � . F[NCE �`� ' i f. i :� . .. ��.� � ���� sca�E:its„=r_e. � � .� � .. � .......
^_--,
' � � ' � `— � � ° ��-
; t� , � <
. .. . ,.� . . .. ... .... ..... .... . sHEET � OF . .. . ... ....
._
, _ � ��
;
� ��� � ���� =
� � �T _
_
_ ��������.��
_ _ _
— ��-�������f��������������� �s #
_ ��� .��.
sc_w�R �Ai� _ _ _ - � � �, � �
-- �°
_ _ __ � �.b
. . . . ... :.._ .�.. ... Ib3�,_2g' .. ' � �- .. ... . ... . . , .. . .
- _
. _ _ _ WATER MAIN , —
_ _ _. il _ _ __ �
- — --- 9 35"`z _ — - - - _ n
,� - -- td°}
--- - _ _ .
�, -- —
°---_- __ ,; ;
�_.._ �s �,z �r ---- — -_ N
� � -.- - - � v � =
-
i,. __,�. — -- ___ _ _ � � o
s6-e�, _��-- ; -_._------ � � -
':�----—_ _-- ... - :_ _�-_---- -- - � Q � o
_ _ -. -- ' v
- -- ------=--�� � � � ' � v �g
- —_— --— �
--- _ ___ , �
. � .. --- .�_ . se sn rc- '�'o.� . 6 �� . . .
.. . . . . , . _'_.--"_- ' . . � � . � � .
, . � �� .. _._-.----- ..._'.�-- . ' � � . __�'.' �.� , . . . p�p � ,:� . .
. . . '__-- . r _ . . .
,_-.....__"_ ----___.._-- . _. . . . .n _
.. . . ,_.._ .� . i . — .
.. � . �:: . � __..�—__ . � ... � _. I �,,. _.._,_ .. ... � .. � ' .... rp� — . .. . � .
1 46 L ' <
.:: _ �__.__—_
� �1 �
.. 1 _""" . " . . � .
� w . � � ' . �._.__ ..� . . �r � .
_ __.» . � �.4a�. . 1 . _
� � .. �i �;� i . nE„ . . � . . . � . .. _ . . ... . .
... . .... ... _� .. .: o 02 . � _��Iir �. �.�,. ._.:.�._ . .. . . . .. . .... . .. ... .. ... .. . .... ...
� � ri o d
� ��_ I6 � � -{- �
' �� --""_-'_- :, . . . -.. "_. , --' .. . -
� ;i a �
— _ .�—�'— _ I � }
__—� __— _
-- , L�T �. � � � � ° � �
, _ _ - z� , ,
, ; s �,� � � _ _ _
seT6acrc— � � '{ ��� � � La�r�a--� � � s _
�� � .�(, � 3 :98b ` o �
i� �;s�,� � 3_85,. 3`a�b �d� � j --- �...n� � ' � , � 4 ;
� ib _ � saFr�o�-� �.
t '�. .����. ' �� 50 F7 LO I ..; �3.085� �?�- .
. , . ' . � . . ��. �v . . ..
. . . . .. . �e� �.< „'—.' ,------ � ,' 2.97I t � � � . � � � � � Rtm�ize�t�iTl6 B�sr3l1 . .... . . . .
"y
4 „ ,
.. � � "� F :SG FT lOT-1 1�` ."r` � . . ; ..� .. . ,_ .. u, . . .. � . ..
' (NY WOOD '�
. . ..GATEOOD : ( �7 D2G . � � � � .. . 4 GATE � a'_ . � � :_{N}WOOa s. . . I . . .. .. ��� . . . . . .
... ... ... i ....�1. ..... . �.. . ... `R.� ... . ? . �� .. a � . .. .�GAiE �,,. ... �.. . � .. . . . .. ... . . .. ... .
y
�, i . .. ' � � . . . ; CONCP.E7E .� � -CN) OOD � .
. � . � . . . < -CN)W60D * . ; . . --+ �.PAD FOR i � ' . g GAT . . . .. � .
� ..... � ... � .� ' �� � .�� �,-�. .GkTE.. � .. I �� � I ... . .GAP.BGGE ��... . - . .. . . .... .... .. .. ... . ..�... ��.... .... . .. .
�i-- �_ . , ` '.P' q
� � C6tJCRETF-.. '� ' � � ` � ...�CAN6 ��-� ."� . .
� ��PADFOR i�. .� ` �4 . � . . � . . t � � ���
.. . � � � . . . ;� �� � � m ��3 816 3��16 z � � � .. . . - .. . .. . . � . .
� . � . ... � . '� � GAR6AGE . : . . :.� � -.___ . . � .. . � . .. � � �
.� .m � �CANS � �-a - " � '""
. . . . . , �:. . �- i = .SEiBACK SETBACtt ° . . . ' . . . . . ... . .. . .
r : �.� '_ Pan � , . � � •
� ..�,� . ' , . »--.. ._-..._- . _._.�
S
_ I < <
.. T�ievooa—'. : . -.' s . � . � �g"5� ' . . . . .
.. . . �FENCE �� . .. ` � __ . . . . . .. .
.. . . � . a"._..-_ k � .G � . .
..... � � .i� . ...----.� � �� .... .. V.',�- �+` . , .. (--.� - � . . . .� ..... . � . .. � . ...� . �� . .. .
�4 ��_ �
. .$_Q' }}}, . —_ -._. ' . ; _ �- _�;y � . .. . . :.
x _ _
..___ t' .�_ ;. � � i . . �. '_ (u7 WOOP . 1 .
{{{ 1
... � . � SE BPtK +�. '._.-' � � � ,.� . ,� � I , .,:.: �."' ..: . .... . FENCE . ... .. ...� .... .. . �...� � . . . ...
.. : i- , � . ' �� , I - � � � Y � .
4 � ,.
�� 4 �-�—.- , —� r` � . ...sE�encK— t E-°
�� t,
� � si _ � ,�fi, ,.., � �
, ,
, -- � �, t z r �r;
��� . �, ,.� a: � . 4 ... �
� ,: i, . ��, .. � z.. , . , ..... : s . � . ��. .'__-. � .. . . . . ..
� �
. .. , , w�.. , .. : �� � ��� .-, - ,
� ;�' ``N . � : � 't ,<� ?-- -CN)V�OOD.. .� ` �' . .
.... . . . .. i �, . ..�. . . s� � � � � .. .. .
„ i „ . �, : ,.,.y. , . ,� GATE .� ..�
� v
... . -. i� �� . ... ... ... _'_---- .. . . . . .... .. �` . ... � � . .. ..... ..
�. .:. .,�.,�, .:� �. �� .��
`�
� . � � .;i , . "�„ ...� t . . —� y -_' (N7WOPD-. .. p.- ��; .r'.. - . �. =-''�.� . .�.. � CSl. . . .
______"' � ,. .T' . . .. � \-. Ld..
... � � � � � ... � (� . . � ..
_ . .���. � � T
� '. � __:.__ �-.-
.. f �i .... ' :iN)wa06.• ? Ge7F �_ �4v 4 :'. �_'_..:6 216� ,._, � �; .. �i ...-.^ . � N Q� . . .
., �
.. ..... .. . . ' i . '-.. . � __=__-� ..:r .":�e.r ACK . = GA7E .. . � .....seMENi urie� - � � . .. . 'lJ � . . .. . . . . . .. � - . .. � .. . ..
. k'�: ,� }. Ea .. �_ -_' i
i;:, ,._- i SEF€�tv��;:nr.�� .5 . . .. ' -�_.�y . � . , . . . _ . � .
,.,... ,.�....>.
� � 1 }
--- _-- . - -
. ..,.s . . .,� � �_"#�_;: � '.__`_"_`_�' . 4 ��... g,.. : �SETBkCK ,_A�,� J( �1 .- . i .. . .. ..
_..!` `i . (N)— .,�;;�'._--". � '�,4 i. � �' ..,;�'_g g P . . '..SETBACK . . . ' � . . .
. __�_�_;. . ...
�, '` . CONCRETE �.'�-"';�.,i 'J'g i : � J_-: I-_�__.. "'_.___ ._ ...; ..`-� _ . 1 3 3 � F� '.!. `P . -_ ".-- - _�� �° �� N � . .
. _ �
� . �,,.,, ..J . ��-". . ' . 3 8 S � .. ;:
� � .�:. DRIVEWAY ...'_t F..�.���-' ,' { .. �" i '{� � � �� 1 , =P � <C� ..
' --." " ` ' . �,
. �� . . .. 1 ��� ��. -�' � .. �f i:���.. : ', . ... .. i. ��CN}WOOti .. . ' � 1 ,.r .. . .. . .. .. . . . .
. -_:__ . ..� � � . .N�I—� �. � � �.� - - V'.
¢ n
_._. . _ €,.._� �..--- , r-
_.. �
__ o
�
. {. . , . -_._ � ,✓s;i � �a..,::�.:. .... .........�..--_ � . j � � �[M10E . '• � , �} :",.a�,-^' a^�.� ,a � . . . f . � . . . � .
. . � .. :�, � . � � � ..6. � n.,.,, ._(N7 ._°-'-, . ..l_ . ; C6NCRETEs� . .( C .a.,:._�� . . . .. . � . �J , ... _� � � ry�� . � . .
f � :
..� .� �,.. , . � �v'
{ �� . �
� �.
' i�ti
� . � � . � t:. ..__ :., . � ._ , ,dif GONCRETE '��.,..... ..,......:: � � � ; �DP,IJEhA. . . 'lu' . . . . ..
_
„ - _ dj 4 � �
� �; � , I
�._, �_ � ..�� i�. ...,;_. . � ��v wav , . ..: _ . . �--cast,e � ... .. .
t �.
� o E M.,.t,.. � s , _ �'���
� ;� ,, ; ��..�,�.. �
_ , ,�
,� - .v.M�ss.� � r �
. . .. .�, , � Y',_�-, . , , , :� .. � 3 .����:.anorye . . .. . . ., � , . � �'-^`�.i r� . .
� �
� V DRIVE
` '� ��-W)w00D. t � !s '. • � . . � N
� - (N) �GRA EL WAY � , �
. ,. � FENCE " "
i � � i
. . � . . 3.� , . . i .� 4}�v. . . � . `� . . .
' t I 4 f
� v � � , , ��� .
i ' .� f --� F'
� .. � ��.� � . . �` ... � .iN 1 :� �k.�. .. .. . .. � .. . 1 ( . .1 . . -.`�.— �._ � . ... .
� MATGH MATCN E a `. :
_ �----=--._..�_ , y~-
l
� o § ---�----�-__: I �. �
� --�------ '
,� ;i , � ------------ _ � _Jl _ �
� , � , , -- � ___� __;=_---- ------ ----_---
t > , �,� ,� �, f. � � �� - i����
� �`� ' � ' ��. � 19 6 . .b� ; o�. � ��� r , ° -- i � � . snee�nns . �
k, � � ��._ f6-216 � . � • � `� �� " . . ,
. ,�, ... ' � � ....; ....�;;, .w.M.i `-- ' . . 35'-8i6� ��. . � o' . . . . . ..
� �, ; ; �N) 'GRAVEL' RIVEWAY - - -�------ ___�__-------_--- " � i8�-�8° I� 37`9eti _____--__=--a� �a PoA�nPe
, ' -- � --
- -------- � -___ -��
� ��._ -- - ---
------ ,� ---- �
---
� EASEhtENT tINE � "-- � 1 '
�``�k
_ __-
. . ... ... . � � . _'—_ —__ --_._� _ .-..':� _. .. . � DRAWN81 ..
. � � . .. �� . . . . � .. � ". .� ... .. . � " , P5� ....._------�—_'_" ...N ROBFOX . .
1 .-' � , �„�.. '
� � �1 ` . � . � . '` . . �. ' �� I . . . � CHEC%ED B1 .
. . . . � „. t� . . . � � � 1 � . ..� —_. � � . . . �
,.` ... � � � ..f : � ��i—� '�..�_. .. . � . . OaiE
RPF
� . . � � . . � • �� � . � . .
� `� 1 � -�. � SU6t�iTtED
'.' '_-f i r ��-
. 6�� , . . . . - ''_" � . .� . .. . . � : . � .
.. . .�__ `�, ' .' �0 1e
. . . -� .� � � . ! ; � " . . . � `� .ceenrto
.. .. �... � .. .. . .. .. . � . ... . ..�� _. . . . ... . .., . . � � � .� �as��[o ..... ...... . . . .
; � LANDSGAPC PLAN P;���
� � (N�waoo- ' � � � �
'ENCE " ' � � .
.. . � .r , � � � .... ..... � ....� .... �.. ..... ..... ...... . .. ...... � : . � ..�� � .. .. ... �_ . SCALP�I/S'=�'.-� .... � . ; .... ... ..... ......
7
,
_
. SHEE( � �O� ��-�-~�
.. .�. ' .. ".�..- . . �.
_
.���� _
_ . ��� �� �Ql�� 4
_
�
� ��'�������.�� ;
—. � ��d�����1���I��TI3������T��
SEWER MAIN _ : _- _
_-- — _._ _ � - � �� �`�' �
_ _� ��
_� _ _ � �
--
__ .. - iss'-zs -- y-
___ _
_ WA`�ER MAIN _�. � _ _ _ _ _
_ _ � -- —g ss-�� � _ . - -- - - _ _-
_..__ _
__ - �
— --- - __ - _
In _._ -_ ' ' ` . � C
. . . __.—_ '. . �5'4z.. . . . .. . .. . . .
�_ ��_-- �rd ._ � _
- ---_ _ - — �
_ . �_
- - _--- — �
� � 36 gl„ f....` ��.-.� . . , � . . . � .. _-_�. . .. .. .. .. � E� m o . _ . . .
. ,..: ...4 _-____....,.. _ - . _ : . . _�..--.a---^�' . �-- �o-. �v.. .. .
� � �`_:._.'_ .�-"� . . . . . ..._. �. .__.. '__ . �.�� ¢ � ° _ . � . .
.__�__..--- . -
� J.! ._ ' � . ..' '.y�_ .._- -�—.'__ .__. � /'"�� �. lJ o . .
. . ... . ..... ..... .... .. .... _: ..... —'_'...w _.. SE BACK_„ �-a . ...... � ...... . �m.., � N.
---__:_ �.. .. . .. . . .... _ . . ... .... ..... .... .. � . .. �
. _:_... ,. . '_ .
_ . . ___�--"' '�.�... , �� pp � .r. . .
__� '
. . � � . . ��- _v. - �
" . . . . . � .'__�--_ - C
i
_._._.�.. _._ . .. �.-"_____ i . . �p^� 'C _ . .
� � <
. ... • ..�_!�'� `` .. . i : ��...�.-' . . � . .._� ' � ..� . . 1 .. .. � . . . � . . .. .. Sd 1 .�C � .. . .. .. . ..
� v . .._�---^ . ..' .__..... . . . . . p+ � Q . .
� .,J- 5 __�._ _ J . � .. . . � .6_ . .
, . . _;� .� � � �` . .
i
� � ' ` :ol.�� 3.41., . _ � � �—'" . � -
.. � . .. ...� �'" .:.. -... � . d.�2 8 � � _nlb .� 1 3_--��-. q . .. ... .. . .... .. . ...... . .... . .. : � � �� _ ....�. .... . . �....
_ , _ � 1
- ,
--- � --- _
<
. . � I� � .._.__----- _ . ; ' '._._---'� '�"f_" . .. �'.__ ; . p � � . , , . . .. . . . . . . � .V� a _ . . .. . ..
i _ �'q
, ' .. _ �._ . ' � t . �p 1 i. � .
� � � .,�$� - fl��1 � -- � �'- �
� >
,
, �� ��� � � . _
...... se-ei;crc- � .� '_. � . . � .��° .:� .. .. s�=r c ' : . . ... . i ..... ... . ..... �.. � . . �.. �.v c� _ ... . . .. .
� �� , t o. _ a.aea ¢
, _ ' �
. � � ' 3 g � � �sa FT�ar-�i �"Ty�}m� , i � . . . . . �
. f�� °� � 3`85„ ... Ib � . � .
�..� ...��� F ' fb �---i""_. sQ rr�o- i ��i s.aos .. ' . , .
� . : .�-�'' " ��� 2.s�� �. 's . . ' .. . . . i � . . . . . .. � . .. . .
i� .t . ^ _ 1 ` ' � . .v � � . .. G �� 5 6�9R�� . .. ... . �
_ � � �,4p n t
.. 1?� � 1� �.SQ F7 l0T-I ��''. { � � � �� -(N)1N00D t _ .__'� . � . � � �----� .
...... . .. �GGTEOOD '� , :JA24 ....... . ... {. ... ..... � � . GATE .. -_ � -(�G kEVQOD ..... ' . ... ... .. .... .. .. ... . .., .. . . ..
�:...��� . .... ` . --- .G i C? � .. . . .
. � � �� � � D ..
.� �. ..� -(tJ)W06D � � i ... ..�CONGRETE � . . . �i ' . . .
� � .� i -: � PAP FOR , ;: ..: .. GAT�p I _ "''.
... . . .. .. . � . .... __ �' ,-�. ' .GGTE ' "" . .�.� . ( . .i . ... � �GdR6AGE.. . ... � F°,.,. ...�. � . .. . . ....... .. ... ... . .. � . .�.� ..... . ..
� � i���: ' . i ` CONCRETE-.. �..: . .�CA7vS :.. . .. � � . . � � .:,., �� .
. .. . ,'.. �t ... , � "� PAO�Faa � .. . . . �� � 85e.. 3,a3, ^. `�:. .. . t .. . � . . .. � .. � . .. ...
.. � ... . .. .�.� '.I , y :.� GARBnGE... ... � '16 . 16 _ � � . � �. = i . ... .. . . _ . . . ..
� S
�.. � CANS = SE BACN SE BfiGC � �
.;_ ,.._._ : o,kn ` :
f
. ... . ._ , , -_---- � ' '
----
F
. tia>vr000 �:��' � ��.. ; ;�� . . � ..� ��,, , _ ;� ;�__ ��' Y � . a._5 6=� � � . � . . . � . .
� �
,
. . . . .. .�.FENCE � . � . , . �, . . ..._.. —___-- .; . ' y . _' �i . . . . .
�
�
. . � � A ,._�-� ` �. . . .' .._ t °' = � . . . . .
{ '
i . �,. . . ,. � �� 1-,M=-_ .. . . .
�. �
[ �_-� ., , �; r � �[ � � �
( ���. - __ � - {
� � -CNJ�Yi00D �1 •e �
.. .. �� . .:5 O "� T-�---°— . ... .. . � t . -:� . � . ... ' i��� FEN E �� .. � .. . . .. .� . . ��. � ..
�SE�BACK � 4 .. __ ... 4 � ��_ ' .. €E3„*' � ., .. . .. . .. .. .�1 {'°
� � s=T-- � � � � h"�r �A .!: _ � � �
i � �_____"' � , z ; , „` . E" t G)
�
SETBAG(-� I
, ,. . .� $ � . : .� .-J C/� �' �
. �
� i �
.. ` t ' x . '`` ". . ��.I �� . . . � . . ..
.. � � n�, � ,':�i.- .. �, � . . ; .... _, _:- _ .
{ - .._---_--
. . . �': i' .. . �",� . ... . F , , �a � L.-- .-tN1 WOOD� . ..i � � ..
e
�.. 4 , § . .. � _. � � _.�. ct,t€ � .-i"�.. } ..,� � � Q :d" .. . .
� �
, � . � � u' � . . ._. . _. t =;�_---'---�-.. . . � .� . - , � .�.. �
. .. . .'.''-,;. k .; ..... . � �; l; � ._-� . --- ;. � (u)w000- , �_ ::_ �� ;; � . IS �: ' . �� . t#=� t . . .� � �. . .... . . .. . ... ..
- ! + - � I
. . � �� �: � .i �. �:� '-;:� ..W)W06a�' e "GA7E �j.. . '_'::_ __�._b �(b- �q�.w __--�- � :� �/4 �y,-' } N � ... ...... . .
� . . . ..... �i. �. .� . :- . t. ' '...�:.$``78ACX - � G^TE .. � EASEMEA'i�lltk »�f r:., .. .��----�- � �� . . . . i- ... . . . ... . .
-.. � . �,,. .,x � �.:� �..
. . �,..,.� �.+ i� . ._--------'_'�_,, I � SEigf:'vK_.. .'`. 5�� B:. ,,� �.-.__�__'_- __'�., - . � d,.�.� . � 'SET�" BGCK ' �f._..,...,, l� " r'„ t° �� .(\� � .. � � .. .
. ... .(Nt- ��-._.-; _ R� � ..v.'3-a�(� � . . ._.:__:�._ - � �wn,. �5[TBACK. � a f�w" ' t� . �� . . . . __ - -- \3, ! .. ..
. .��.� ( . ..� 3��8��^„�,,., ; '"._. - -�. .. .- - ; � . .3,al =,s.��r. ' l� �- � . ,._.. . ,_.- . .__ �I N . . � . � . . .
...,.�� 1 ��
. .. 1�. . CONCRETE , ,. � ?. . .- . ��, � ` � � ..
. t[ . :DRIVEWfi7 ...`i - ., ;� 4 i � . i �° �- �:.
" �,�3.n z.�"�s ;. ,; �. -..... Ir '\ �
. � ._:� __. k }.. '.
. . .. .. 4` ... . . �_"_ ___ , . .. .. .... . . . � , . . .. . . .. . �
. .. ..__...�..___'_._r 1 . �_'�,r�.!€.0 ., - .. ` . ; .��j-(tJ)Wll6D� . . �.4. ' ., _CNY.: , ..� .�'� . .. . ...
q
�,r
O
_. , . , _ *���. : �� i,.: .' ,. � " � ` � _� . �
. . .�' . r �-_... ,�� � . �' ... :-,--, s ! FENCE 4, , ✓ CON�ETE�`�-..�r . . . �t . t .. � � � .. " '� N �. �
.. . . . .. . : .s„<.� �. . ...., ..� . .
. ... .. � � „ ....M) . . . . . . . .
. .., _ _ ---�---_.,.,;,--�=:__ ..m...�... �.. , � r� �:na.n�E�inv� ''"" � LL2
� .��� �.,_., .. :.,.. ' rl# .��-'�. : ',�` COtJCReTE � .....__ � �. ' ._ :�'' q�-CAB�E � . ) ,�T,! �.�'_ ����� - �
.. . . : : °' . � . .
� t _ ti�� � � � �� � y_ _ � ��
. �'._.', . i .. �.� � ' t� � I�_k i DRI�lEWkY � � ..�1� i/' r!: . ; 4 � � . . ' .
�• `
... ; ,. , , .� �, '� :r� �.�-PNONE ...� . �, . _:. .
. .. .� - i �:,.: 1 . . , .. .. . . .. . . . ..
. v. .j ,�._CN)WOOD �� � �}'� ..��� . , � ... ��..' . .. . � � .. � ;^} � .. �
. .. . . ... M1 . . . . .. " (N}��G�RAVEL�DRIVEWAY . .. ..~ � .
. . FENCE .� ....... :.� . '.. ' . � . "�C'r� . . . . . .. '.. .' . . --r... :. .s.:. � �.� .
�
` ^
1 � �
� ...
. . . � � l� . . ... .. . 't.�.-� . .. �k .. � � . �• � . �. .. .. �^ . .. . . . . . . .. .
N
� . .� � .. � ..
.� ,-�."i.�-.-.."_ � ' � ' .
� � „
�. ; � � ' � ---T- �_._ I � MATGH MATCN (E) $ � - a J=. �
_
� -, .—_____ _ � ._
_�_ _
� � ; -----____'� � � �
_—___ ------
° ______ _�.__��r._. _�
�
. �`. . � } : � i .... j �. � . __��..._ _�.�.--- � SNEETTiRE �
^ .. � � �� : t9'-6"� � I6'-P5" i � �°v z � '. .o, ' _ > _�r. . � .. . . .
y
� , �.� � � � { 16 . . ` . .. . ... . . . . �.
{� r
' ; 35'-�' - � 7,j7„ E
� � � � . �;� 1 �N� �i�A�ELi RIVE�7�,� -�.,�,� .�,n,..�==-.,_.. " �—`--------�-.� ;...'f8'_I8° ... I� . 3 - g ._ � � . . .. .. � ��.LANDSNAP . � .
. . . � .!I, . . �' �- PLA � � � � . .
� . � . ` -- - --- . : -- �----_-�--: �'- JP� . . . � . . � . .
� � ___-_- ---_ _.
� , ir� . � : . ' .
� . `� n'�`.. '. ___�-_____� i " ---- . . .
� -.____� ___ _._�----- .
' EASEMENT lME �� �' �� ! �
r '-____._ . .
.. . .. ... . . . � �...~ . . . . .. ....,...,....--.� -_".t -_. :' ' � � ... . . . . . . . � . .. .... 021WN 6t BFOX ... .. .. . . ... . ..
:'�P`'E��� RO
1`..� . -' . ' . . � �. � . � �� I . CHECKEDDS' RPR
. . . � � . . ._.,- . . . ,.�. . . . .
. .� . " . . . . t . _ . .
� . . . . . . . � -�.-` :.� . � . .. .' �! .Y .�,-"''� . . . R,�TE ..
y �`� �___�.�._.�' � � � -.•.-._ -�� _.i ,-a-�p:. ....._ _ . . . . . . � SUOti11Tfm
� .. . . :.` .:,. : ,. . �DrT[ .
.:.� ��� .. . . . . �__'__.
�1 ..1 �:,.� . .:I . . � � . . .� ' ' " .__.' � ..=. CREnTEO . . . . . . .
f
.. .. .. . . . . ... . . . ... .�� � �. . ... ... . ' .. .. � ...�. . . . . . . .. .. : � .... .... . : ...... . .. .. � ..
. � .� ' . . . SCAIF
; � , LANDSCAPE PLAI� P.,�� �s�,r�
' ��� � ��Wad�-- �� , ,
� I �� . FENCE ( � � .� � � ��� . .
� '� . _ SCRL6:!!8"=1`-0' y ,.�
....... ... . � � � �� � . ' '.... .�.... .. � ~ �^ .:. .... � . ... ....... .... . . � 6H� ...... QPo� ��.-�'x .... ..... .... ... ...
}
GENERAL CONSTRUCTION NOTES ❑ m
w
�
Q
0
FLATWORK (NEW WORK)
A. ASPHALT CONCRETE DRIVEWAY (NEW WORK)
I. XXX
z
2. FINISH GRADE TO SLOPE AWAY FROM WALL @ I/4" PER FT. PROVIDE I/2" EXPANSION JOINT W/ FILLER STRIP @ EDGE �
APN. OO�-I � I -I H OF FLAT WORK). PROVIDE DECK TO WALL FLASHING. w
�
PD LOT — _ 3. SEE DWG XXX FOR FLATWORK TO WALL FLASHING
—61�- - -
� � — B. CONCRETE (NEW WORK)
6�8� I. 4" CONCRETE ON NON-EXPANSIVE BASE W/ #3 REBAR CONT@ 2500 PSI. ALONG PERIMETER. EDGE FOOTING
` _ CENTERLINE STRIPE — — � SHALL BE 6" WIDE. I/8" WIDE CONTROL JOINTS SHALL BE LOCATED EVERY 12' IN BOTH DIRECTIONS AND I/4"
D STREET-619_ _ _ - _ _ � - - _ , - / DEEP. �
FOR � _ - , �
� � _ _ .
_ � 3 � 2. FINISH GRADE TO SLOPE AWAY FROM WALL @ I/4" PER FT. PROVIDE I/2" EXPANSION JOINT W/ FILLER STRIP @
- — �6��I\ _ SE�MAIN=_ _ _ — � � � EDGE OF FLAT WORK.
163'-28" / /
_ — — � ATER MAIN ��4� � 3. SEE DWG. XXX FOR FLATWORK TO WALL FLASHING.
35'-42 --- —_
� I 36'- 4" � / _ __ --- C. BRICK PAVERS (NEW WORK) RUFF + ASSOCIATES
�
_
_ --- � 1
� ,�- — - �� PaR�,,,3Z5p FT � I ' (E)COMMUNITY
PORCH 132 SQ. T. ' I
� I BUILDING
I ' � PORC 132 5�.FT. I '
9 ' ORCH 132 SQ.FT. 1
/ �
(N)TOWNHOME � I W � � �
� N�TOWNHOME a• 5285a.FT I �
(N)TOWNH M� d' �
(N)TOWNHOME 5Z85a.FT :�a�PORT . I I � �-n o
UKIAHFITNESSCENTER � , : szaso.F ,,,4spFT .�, REMAINDER I � ,
2 ' S28 SQ.FT ..: � CAR ORT .�ARPORP�.. I � � �
PARKING LOT ca PoRT a' ,a4 a.Fr 'izasa fr ,:. 1 N O
� (E)HOUSE � �
I 14L �:FT• s" � I I
Q d' U
�� � .I LOT 4 � s o �
� � L 0 T 3 ppl 4,886 S�.FT. I i � Q (� � s
� L 0 T 2 3,085 S� FT J� � I � X i
I LOT I � z,9��Sa FT �" � , O I.�f� � �
I �,�24 S�.FT. ��p O`�� I � � a�
I � (N)AUXILIARY UNIT I I I � '� a� i
� (N)AUXILIARY U T 1N/ GARAGE BELOW
� � (N)AUXILIARY UNI I (N)AUXILIARY UNIT W/ GARAGE BE W BOOS�.FT. 1 I � KEY NOTES � � N c`�.i �
� W/ GARAGE BELO 'z°S°.FT. �
� a. � o s
��\ I W/ GARAGE BELO ,00Sp.FT. 15'-0" �
\��\ 1 �oo so.Fr �
� \ ,2� ___ —-- lO (N) SEWER LATERAL TYP � � ��
1 I'-6" 1 � _ --- --- � � � d'
\\\� � � 0 2O (N) WATER LATERAL TYP � N � _
1 '
\\� � � I I � I I � U � � �
� \ � I t � � � � � O NEW FIRE HYDRANT � � �
+� > Q j N
\\ � 1 :: �S-, ,� � �
` �� � � :: _ � 1 . � 4O (E) 400 AMP TRANSFORMER � U o O
I � o s
\\\� ; ���: —_ i Q � �
� I f9`-6 16 -216 35' 8}6 ` -- - —--
O (N) BIKE RACK �
\\ 7„
� -_ I
18, �3„ 37' 9$
� 8 4
� O (N) DECORATIVE LIGHT POLES:
12 \ \' �\ � I � A. LIGHT POLES SHALL BE IN COMPLIANCE W/THE "DARK SKY" GUIDELINES.
B. LIGHT SOURCES SHALL BE FULL CUT-OFF, HOODED, AND DOWN-CAST, OR OTHERWISE SHIELDED TO ENSURE THAT
5 6�S \� �- — � � \ � � J_ � I (E)APARTMENTS LIGHT DOES NOT ADVERSELY SHINE TOWARDS NEIGHBORING PROPERTIES.
� '� � � � � I � C. LIGHT POLES SHALL BE DECORATIVE IN DESIGN AND COMPATABLE WITH THE DESIGN OF THE (N) BUILDINGS. CA�icense#C11736-B597217
I � �\ 10 � I� � D. ALL LIGHTING SHALL BE THE MINIMUM WATTAGE NECESSARY TO PROVIDE ADEQUATE SECURITY.
� \\ I � \ E. �IGHT FIXTURES SHALL BE 8' 10' HIGH.
6 � \ \ \ 8 \619, I 7O (N) BENCHES �S�D ARCy��
I \� \\ � � � � NPRD R
� \` � �G ����
�\ / I Og WROUGHT IRON FENCE: � � �
r �� 4'-0" HIGH BLACK WROUGHT IRON FENCE W/ I/2"XI/2" SQUARE PICKETS IN 10'-0" SECTIONS. sECTIONS SUPPORTED BY �
SEE ENLARGED \� �\ o (E)HOUSE I I 4"X4"X4'0" CLEAR FINISHED WOOD POSTS. * *
SITE PLAN PD#2 \` I � � 9 (N) FIRE HYDRANT TYPE 76 �
� . I � Q
� \\\ , I N0. C11736 �
� I � 10 (N) 4'-0 HIGH 3'-0" WIDE WROUGHT IRON FENCE GATE �j� REN.>>-3o-i5 ��
7 � � � I II (N) 6'-0 CEDAR WOOD FENCE W/ CLEAR FINISH BTW UNITS, TYP. � �F �\F�
I � CA
0� ` 6 \ \ \� I� I� ' O
�\ \ \ I \ � 12 (E) OAK TREE.
\ \ I �
� MATERIAL LEGEND
�` �\ �� � � � � �
��\ �\ \��'OO EXISTING I I� �
T
���` \ \\\��� BUILDING I � � I ' ❑�N) ASPHALT CONCRETE O
�\ � \ \��v � � �
� O
� �� \\� I � . (N)CONCRETE
' � � � � � 0
\ � �\\� � � ' ; = N
�� \�\ �\ \� � (N)BRICK PAVERS � d-
�� \ , I � O �
6�\ � � / � M �
W Q
\ `\�� '619 1 � U
\ \ �\ ..J_.
\\� \
� \ � / I r , =
� �� \ I � � �I v Q
1 � �
\� `�� � I � � � _ _
\\\ \\\ �� � -619� / / � � 61� _ w �
\�\ \�� _ � �� _ � = � � � �// � � � cJ
`\ — � � � — � / � �
� � �� �\ � - - � � �/ w �
\ \ F�pPLAw _ , � � . w O
� � , �� -= - � NOTE.
\�� _ ER FIELDrEI-���T��S � i� �/ �"
� - -�� / � _ - 61 � �� � � PREVIOUSLY APPROVED �„ '-`�'
\ ��\ _ _��� �_ _ - - - � _ , � �� ' FOUR THREE-BEDROOM, TWO STORY TOWNHOUSES WITH � �
� � � ' � � - - - - - i% � i
1,290 SQUARE FEET EACH OF FLOOR AREA & FOUR
�\�� � , - - ' � / N � �
TWO-BEDROOM, TWO STORY DWELLING UNITS WITH 880 Q
��� � - - �����j��/ I SQUARE FEET EACH OF FLOOR AREA LOCATED ABOVE
�
����� � �� j� � THREE-CAR GARAGES O
\\� � �
� � �� V-
��\�� = � ��- � / /'
����_ _�b101 �
� —
SITE
PLAN
SITE PLAN
2 N DRAWN BY Robfox
SCALE: � " = 20'
I�� = ZO�—O�� � � CHECKEDBY Jason6
20 10' �' 20 DATE FEB.-26-2008
JoB
SCALE AS NOTED
PAGE
•
� � }
m
— — �
w
F-
� �
�
�
\ `
\
` — — � , �6
, �1g _ _
� - - �
- - — - — 61 � � _CENTERLI�
9 , _ z
� - - - - — — — � — o
_ _ _ >
_ _ _
�
- - — � _ — — — �
� , _ — — — �
, , _ _ _ � - - — — � �
, _ —
, _ —
� � MAIN _ _ _ — — — — — � �
�
, �
6� SEWER _ _ _ _ _ _ _ _ _ — 3 „ � � � � � ,
- - - - - - - - Q�\ - - - — — _ — — 163 ' -2g , - � � -
�� —
� ,
, -
— , , , �
— — — � � .
— � � � � ,
WATER MA�N 35 ' 4� ' , �
, , _ _ _ 3 5 , _4_„ , , ,
, �
I / „ 2 , , � , � � -- --- ----
� ' �� 3�' � 4 , - � - - ' ' � --- --- -- --- --- --- --- — � � >
� ' — — " - --- — - — - -- --- — w � � o �
� I-- � �
� - `� '_ --- --- � Q o �' � � �
� - _ Q d- ° _
� � U � .�.� C:
� � I � -.- —. — — —" --- I � I � � N �
�� �� � / ' U Q � � ,�, _
� �� —_— --��� '. . . ' / ' � � � cr
�j __ ___ —-- -- ` � � % PORCH 132 SQ. FT. O � �- � �
--�- � I � I (� � � � Q
� � /
� , PORCH 132 SQ. T. i � � (f� � � �n U� C
�
� i � � � � � o s Q
I P O R C H' 1 3 2 S Q. F T. i I — N .� LL
� I � � � � � LL
� I � 1 . 1 � � d'
PORCH 132 SQ. FT.
I � � / + � .}'n � = c�
i I I +� o •� }
� � I � � � �..L, � � � � �
I
i i � �
� � � � � L.I... � �
, i .. �'
� ' � ( N )T0WNH0ME
v o s L
I � Q
� , N�►T0WNH0ME N OWNH M ° ° ° a 528 SQ. FT , � � � a
I C )T �
' � ( N )T 0 W N H 0 M E ' / 528 SQ. FT ' tia ° a a a � a ��,��oR� � `
� � / o .a 1 a 528 SQ. F � a 144 SQ. FT �° I
REMAINDER
� I 528 SQ. FT ° d �ARPORT� ° � °o ° a a
I a o a. CARPORT � 1.44��Q. �T ° ° I � ° a. � � 1 E H 0 US E CA License#C11736-B597217
� a 144 Q,. FT° ° a� a I ° � � �
i � CARPbRT ° � � o a � � Q � a a aa o Q ��� qR�y
q �44 E� FT ° o a a a ° ° I � �
I � � a a o a °a a a a d I � a b 1 ��C, G�,p,R D �,�� �'�
I m a o I /�� ,n �
� a � a I � a� � . . 4 � . - .°o � `C �
I � a . . � - d - . � '�� . - " ' � �4.. � ' I �
� � � OT 4 � �
a � a a � aa �
I °� ' � � �
a T
i , � � �
I a � a �
I ' � O I � �I 4,886 SQ. FT. �
� NO. C11736 �
� I � REN.11-30-15 �
� � � L 0 I � � 3,085 SQ. FT. JIl , � �F CA��F��
I I i � � i-/ �
I ' L O T I � 2,91I SQ. FT. _— �
i I7,024 SQ. FT. ��� �I� _ i
� I r � � �
�� � ' � � N AUXILIARY UNIT � O
I C ) �
' � ; ; ( N )AUX I L I ARY U T ; ; O �
I , , W/ GARAGE BELOW = �
� � ' N AUXILIARY UNI � W/ GARAGE BEL� W 800 SQ. FT. �
� � ( N )AUXILIARY UNI
, C ) , , I �
, ' ' / E BEL 720 SQ. FT. � � , ; 0 Q
, W G A R A G 0 , 5 , _o \ m �
W/ G A R A G E B E L 0 700 SQ. FT. � I
I700 SQ. FT. ( �� i __ ___ _ _
� � _6�� � '' --- --- --- --- --- U Q
' � I � __ --
— �
� � i W �
i �
�
� �
�
�
�
r
� � � � i � c.~n
�
�D � � w
� ,
� � i � � I w �
\�\ � � I i � � � �/
I �
� � I i � � � �.--- 0
i
\ � � � i I r �
\� � � �. S� LL..
� ,
� ' (r�
� �
� � , �
�
♦, , � � r � � , �
, � � �� � I -- --- � ; � c�
� ��\ �� � - - __ r-
� � , " --- -- --_ __ � �
� � � � � � � • — -�.__ — _ __ --- — —
� — — ----
� � � � �
� � � � � � � _ ,, ' 5�� -- __ __---
I __
�� ' ��� `� , 19 6 16 -2 � � -
, \� �� � I6 35 ' �—" � 3„ , 7 „
�
, �] _
� i � \\ \ I V — � / SHEET TITLE
� � � � �6 � ' I8 8
� �� � � ;
\��
� �
,� ,
�\ `�\ i��� � i � i ENLARGED SITE
\ '; � � ��� - - � - — _ � \
i PLAN
\ � �\ � \� - - � � I
� � � \ �
� \ \ � \� \� � i � � � \ � � � — �� � � _ DRAWN BY ROBFO�I
6 \ �� � � � � _ _ _ _ � ' � � � � _ �
/ \ � \ � � _ _ — —
S / � � CHECKED BY RPR
\ �� �� � \� � �
� DATE
\ \\ \ \ \�� \ 1 \\ SUBMITTED
� � `\ � \ � � � \ DATE
� � , i � , � , � I , CREATED
SCALE
ENLARGED SITE PLAN AS"°TE`
I PAGE
��8�� = I�_O��
•
SHEET OF
\ \ -
� ` _ _ � m
- _ _ _ _ 619 ,
,
� � Q
' � - - — � � °
- - - - � ' � _ — � — — �
� \ _ — — — /
� \ _ _ _ . �� — / /
� — . — i
� _ — / �
\ �6 SEWER MAIN _ _ _ _ _ _ _ — — — — — , � � � z
_ , o
, �
, � >
_ _ _ _ �-� - - - - - - - - -_ _ _ — — — � 1 ,
� 163'-23„ � � �
I� — 8 ' �
�
� � ,
,
� � , ,
_ — — — — — �i , WATER MA�N — 35, �i1 - - � , � ,
— — , , — r T � 2 _ _ _
,
� � 35'-42„ , � , �
�
�I � � — � __ ---
� — � _
� � � � 36'-8�„ — � , , � Y — � :� --- .
I � - - _ / - � a�i.»_� .
I / / --- _� __ __ --_ --- i�' 1 �/ ,
� SETBACK � _
�� I
� � I / / __ --- --- --- a- a � I I ' �
a __ --- � � I i I
i a � �
__ —_- a ° °a a � ° :a. . :. . . . .°. . a I I� (f) c
/ LL
' . . . . . I � � /
� ' / a .a ` .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � N �
`1'- � � � � ..... . . . . . . . . . . . . . . . . . . 3'-4��� � � a �I I � � Ln o v
i o � , $I „ 8 '-�I�IA . . a 3 _6 I ~ �- 6' � � �
I � = I a a /. . . . . . . . . . . . . . . . . . . . . . . . 3 2 a . . . . . . .16 � � I Q p Q ,� o �
I. . . . . . . .. . . . . . . . . . . . . . . . . . . � I
° a. . ./ . . . . . � a � — a� v � .� �
a � . . . . . . . . . . . . . . . a a i � �
�
, . . . .
, �
� I. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � . . . . . . . . /. . . . . . . . . . . . � � � � U a� s o a�
I , �. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . �, . . . . . . . . . I � p � " s =
� � a � � Q
SETBACK � �. . a a I . . , . . a �.'. . I S.Q FT L�T- I . . I I � O bA � `� c� LL
a �. . . . . . . . . . . . . . . . . . . . . . . . . . . . . I a. . . . . . . � 4.,gg.6 ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' I � I C �` � �
I. . . .a. , . . I .,�a. . . ` �. . . . . ° ,_ � �
�. . . . .. . . . . . � I (f� � � L Q
„ �. . . . . : 3.-8.16 . . a. . .. . . . .. � a� �
I 3'_816 ° I SQ 85 LOT- I � � � � � � v
a , . �
SQ FT. .LOT. 3,0 � v
I �. 2.q.j� . . . . . . . � i I � � >. o s a
a. ,. . . . . . . . . � +
a 1,. . . . . . � � � — N .v
I � � � LL
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... . . .�. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . LL
� � � � d- –
5 Q.�T .�pT� .j. . . . . . . . . . . . . . . . . . /... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E � � � � . -
a--� � - c�
�N) W00D I -
7,0'24.'. . . . . . . . . . .'.'.'. . . . . . . . . . . .'. a. " I � � � p •c� }
GATE I � � �
I � L �..I..� c.� �
� i � �, �
�N) 00D �E�f
� � a� �
� >
a. ., a . �
a d � GAT
>
'. . ..
I s o o =
c.�
� o _
� � � Q � � �
_
� . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � >
l I
�
5 ��. . . . . . . .�. . .�. . . . . . . . . . . . . . . . . . . . . . . . . . . a
al . oo. . . . . . . . . .�. 3 .�g . . . . . . . . . . . . . x X I C
e,,�,. . . . . . . . . . . �
�. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . � I
-. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .�. . . o�Icsi SE�3ACK SETBACK � � I I
I �� CA License#C1 1736-B597217
. . . . . . . . . . . . . . . . . . . . . . . . . . . . _ I 1 I 9 u I
_
NOTE: � J $ �
I � 16 i � D ARC
PREVIOUSLY APPROVED �I � � / " � X i �I ���SG AR� R����
x � I � J �` -� n�
FOUR THREE-BEDROOM, TWO -
STORY TOWNHOUSES WITH 1,290 5�_p° I I � � � * �
SQUARE FEET EACH OF FLOOR I P`
I
� � � I
SETBACK
- �
AREA 8� FOUR TWO BEDROOM
, � i S�.TBACK. . . . . . . . . I X I � N0. C11736 �
TWO STORY DWELLING UNITS I j � I � ��. REN.11-30-15 �
�
� � � F �o
W IT H 8 8 0 S Q U AR E F E E T E AC H �. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . i
I oF �
I � C A�
�
OF FLOOR AREA LOCATED � . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . �. . . �
�
�
I
E THREE-CAR GARAGES
�. . . . . . . . . C�v) woo�. . . . . . . �
�
�
/. . . . . . . . . . . .. .
i
, . . . G.ATE . . . . . . . . . . .
�
W
� � a. . . . . . . . . X � �
�
�
\� \ � �. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . � . . . a. . . . . . . . . . . . . . . . . . . . . . . . . . I
�\ � N W00D / . a. . � U
� � � . �. . . a. . . , �.___..
LI. . '. . . . . . '.'. . . . . .'. . . . .'. . . . . . . . '. �.-'.'= . .-'.'.'. . . . . . 1
� � I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ��T�. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . '-��5„ _ y._.—.— .— --. . . . . . . . . . . . . . . . . . . .
� � �. . . . . . . . . . . . . .
�. . . . . . . . . . . . . . .
�
. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6 ._ . . . . . . �
\ � �� � I � . . . . . . . . . . . . : . . . . . . . . . . .a. . . . . . . . . . .(�� w.00r� . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . . . . . . . . . . . . . . y. �. . . .—.� . . .��-. . . . . . . . . . . . . . . . . . . . . . . ' � . .
\ \ \ _ _ � -.- � X
�/ �
� �. . . .. . . . . . E.. . . . . . . . . . . . . . . . . . . . . . . . ..� . . . . . . . . . . . . . . . . .
\ � � � � I. . . SETBAG. . . a. . . . . . . . . . . . . G�TE. . . . . EasEMENr ��N ETBAC - •
� /
-. .- . . .-. . . ... . . . . . . . . . . . . . . . . . . . . /
� � � \ � , . : . . . . . . .�ETBACK. . . . .. . . . . . . . . .. . . . . . . . _.�.�.- .- -. -. . . . . . S K � --- �
� \ � n. . . . .�. 3 _g.5.��. . . . . . . . . . y._.—.—.— _.—.—. . . . . . . . . . . . . . . . . . . . a TBACK AS __ _/_ --�'- 'J �---
� � \ �� \ � 1'.�� � . . a . . . . 16 . . y.T _ y.._ -. . - . . � . .a �� � / CJ�
�� � �� � �. . . :�. � -�8�. l . . _ _. . . _ — � 3,-8� i a a o O
� � �\ � � I .— .- ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .p. . ... 4 a / LL.. Z
\ � � � \\ \ -.J-. ,�.-.-.-.�- .-. . . Q.- .� a . . a: . a /
�.
_ _ v
� � � a a ' � N
\ ' Cn
� � � o i
� \ `�\ � �\ �\ � �. . . . a � � � I a � / w � O �
�
\ \\\ �\\ � i X � 1 a a a CABLE ' /� � � �
� ` � � � I I I � I PHONE � � �
� ,� � �\ � Ix �� i � � � �� O � c�l Q
�
� ♦�� �\� �� �� � (N) �GRAVE DRIVEWAY � `S-- � = Q r- U
` � � �� � � � I � � I i � � I� '
��` , � � \\ �\ �I --- __ _
�� , � o ----- __ � ` � MATCH MATCH (E) �� w N =
\� `\\� \� �� ��X • � o I -- -- - — --- --- __�, -- _ I _ -- 1/ w � r- Q
� � � - o - L- _ ----- / � �
� �� �\ � � � I I _� __ --- -- _- --- -- � Z � �
� , � \ � � I � I 19'-6�� 16�_25 „ o � _ , U w N
�\ `\ �\\ �\ i � I �6 `� 35'-g5 „ \ ° , 7„ �� � r-
� ` � �`, � �II" � N G RAVE L � R I V EWAY 16 \ ° �s�-�3�� 37 -9$ � � M
� `� ` � �I � ` l _ _ _ _ _ _ _ - - - - - - - — _ _ _ _ $ , � � N
\ � ,\ � �� ) _ _ _ _ - - - -� _ _ _ - - _ _ _ � ��� �,�� O 0 �
\ \\\� ��� \ i - - - - - _ � i �' ��E� m
\ — — � �P5
,� � � � EASEMENT LINE \ — — _ _ _ � _ _ � \ / �
� ` � �� X — � � � �
�
� � �� \ \ � � � � � �\ � �
� i� — �� � �1
� \ i \� � � // i
\ \\ �\\ � �\ \ J � i � � \� � �� - - - — I � � \
6/�\ \ \ �� � — — — — I \ � � � —_ _ -- � � � SHEET TITLE
1 � � �
\ � �
\� ' \� \� � X' \� i \ � SITE
�\ ��
i \ � ��\ \ �� � � � PLAN OVERLAY
' \ � I �
� � I
1 � \ \ � � � 1
� � �� \ \\ (N) WOOD � � \
I � � i � FENCE X � \ � DRAWN BY
1 � � � \ �� I � i- - _ .QOBF0,1
I � ` � � \ 1 I / � � � \ CHECKED BY RPR
I � \. � �� � \��. I� � ,� \ � � � /1 \ . DATE
SUBMITTED
DATE
CREATED
�
ENLARG ED S I TE PLAN OVERLAI D W/ PREV . APPROVED TOWNHOUSES SCALE ASNOTED
- PAGE
��8�� _ ��-Q��
•
.: y,� u�nea�eauui inauruna�.m��v.wew�(auueuw � 6
.. F wo�»T.4veB^ImN^i 7leuto e ,e �i � 0 �
�� ¢ �. SZSO-Z[hLOC auoyd � ��<< 'a�g ZB656 �fJ 'HVI.`" ??�15 aNOd 6£L � S �
. p ZB/Sfi nS ��IP°w5mM001 e i °� o? u ' � F S .
M � �,
. � � 7u7aWdo�an^eL . [�.[ue�d, alnP1a�Y,14/?''��tl\r � ` °�s 4D o QO�H2108H�131v .,�3N1S .Q210� � � � � � € � � Q � " � .
. u uw � ' Gmun � � .77� V '✓,OJ.7 V + 771 1 O . � � yJj� � +n�4 . w , '�'
. �ffachrn��t �
... - . � - - � `
. . ° � ,
�
c .
,
� a
. .
. � �
; ,, : .
. , ' '� w �
. � :�;-; o � � `
� ai;i: ?.i " � '
� � � . � .
� G , o ,,
k� a r..4F
� ,
. t. < - , � � ��iRi 1 � . •
� �, lr• :
� -, . f L � �` . . Z �.K1� e� 1—w:
,1. �,�� i � . � � , ��3'.
� yn ~ ir�' . . ' R' . ' t � .:" I � ..1 . ' .{`�++ba�'3a:r
t W � Q ,. , t�r
. ' . . ( � � {�.� � i aE+4 T f .
� � ,d.? + J
t '("'��!'� � � i .sr. w�: F— . .. . . �X � .
�� � � e. fA . _ �, ; .
t Q •
tr ,, � .. � u O .
s,,..::,,.,?,t.at ; �
� 0 { I ,i.•i , ` I—
W
� . p� 4l ; ' Z ~ W
V
0 �
. W . � wA� 't* � - � � � .
. . O �y . . t�(< � i
. . _ . . �l t _� � It c _ � �
. . � W o .� .j� i � � .
Z . J n :I :� 11 � i . j,I
� � ! I 4L
[ � .}�. � W .,o i
. ' Q � {"' i � �: .V ' .
� ;i:�'.j:�. _ � ^
� f �
. �.{� � � � � ,• W
. � 0 � . , • a• • A
, , � t� �
z � , �: i� � _
o � ��> �� ! Z �
t= r ` ; '
> . ' ' . ,�� o
J � .r.' C . . �—
W . , I�} � tL
�� . o
. Z Z
� � t, o
? , , ,�� � s , �
. W
�.;, 7� ►�y >
W. _ W
W
� � , �
� „ �
� � : • v . � : O o . 3 O �
k . � n . • . R. . �
. � ' ' � � ;� � � � i. � '. ~ � '
! � � I . . . p � � . p
S � . � �; O
. . . . . . � C� w ili ' . Frr�A.a.•.r�' . . .. .� . . . . U � .
_ ��� .
�
� ��,�� W
.�.s�,.: a F
� ' O
. . ��� : . � ..�1)�- : � n��de� Yt � .
�aRi�'i�.: � . ., n�� _
� - � � � � .. �n+? Z
. . � . � I r'Ny'_'�.-"�•'�'�TM'�: O .
. . . .:nti .Y � . . � .
. . .. ' �"� f.� '� '::q�_i'-%i� � f r r
. . 4"` 4�P�< r�]{A` ; :
' . . I � .� ��' � � . 1 �n/ii�byh�IT+V .'
f" �ry , '
I7�Ua ti'�� ; � . . � . � . u �j ;
�:����:'���',� _� a�T: � i ��� ,�j
. �, , ;
- : �,, � . . a , -� ��,k ;:
� � ; , 1if ' J ' �+ .
� f`'s. 7 : � f .
� `n' {,; :�... '� �� `
�:' ° 4 ��;�
,1; � � `' �° �' ' .
i .�,� • r. � i �` O ,k3 :
.., }! '
� i4 E.a� - � r3'�. � � Z ?� ' .
. . , , . �i { .i � 41 ; O Aj � . .
s� �;' f
I— '�' �i
Q r ! i :�;u�a�;
���- , l,{ �i .
� �t vrs :ri
. � ' J � 5 � � . . � ' . ' �
krt I� � : n �
� � !Y.!: Jv. 't �OiA��f.�?.�...i. W a . .
' iy�:;I.i".d. .y\ � ' � - . . , %
�,, �;t.s; . a
. , i�:�.zq�.
. 'ryh:�i.r:;:_'. - . W y ,
. � ' 2i.�fd::i��. 1, . .
c � � -
•• E
���� { / _ �
■��f ? • ' � : ; • � . �
■��� �'� ,� ' I �;.; � � � .� . s • ■ . •
Om�^'S� .: � : � . .� , .
!:=!•• .:;I % � IIIIIII '�i-i ��I
�:�: .-: -::: II �'� C��I�;::; i � �.el�illllll
• !• ' I�IIIIIII '_�- me
�.e�;i ''��; . .. ��!�� �i .-::- 1 � o _
I'I'll �''�' �'�
,-i; i I .. �I ,:= •�:�� � e■
.C-.;: y� -.y:i- :-.,.: !�.!o �s
�L'�� I,�i:��, i_yi�'i; � ii II ��..�: IIIIIII :C:. I°!u,lilllllll
���:�i IIIIIII�i!-i!:i! I.I�I'll !_ -';c � se �� I �' �°"� y�
�,.e .�
i:-. i . .-...
� uw �
!:-•:` I "�:-� :�: I �e . I 7i!.o..;. ■c I =n'-i
.�.�. ��������� ��������� 'i;:�::ir� e■ I i:]�•]i:=i o■ . i!�] ,! ma�l' IIIIIII
�_.� � ■■ •e � I ��i�:;?:��: i ns �. I II �;.r'r-n: �Y'j :ee-� . �v i
�I,��_ � ■�.. ■� �' .i;1���:�; v� � Q.i':i:'e � . e0 ;:•, � mc
�,71 � �■ ■■ I i_�r�. �;,� i �■ I � ?:�!.�Y: 90 �•' ' : e■
'- ��� ��� - ; � � ...': :o_:: �� qfllll
'i:-�.- .■ ■■ f�--r.� � • sm i i:-.,-o . � e � �o
i•.r-� i �o ■■ i i:�. . '. a;.r,7�
;:i-i:- ' ■■ u ! :��7e�7i�tv i-'.�•e�':: vo.• �111111 1
;_r .;.� ;:;c•;-••.• :� ••;:� ������� ,1111
.��� ,., ; • �.• i:.�„-, (I� nni--�!i
I I '°"' • IIII ' . r 1III ..� IIIII
.i � �, � I ,�• �',,• ' II ,■.:;o�� I'll
;.:�::_.,;- i�.
... ,- , ., ;=::�::�.:�: :�-:�:, C�I f�
,._.; ,.-. IIIII IIIIIII! I+ ;..'..'. 'I �suu� II
, �_: , ,.:-.;-.:::. _ 19, :' g ]
i:•r:i �: •: ;c .. � i . �:!:-� IIII
�_ �. I � o. � �.-� ' �� �', � rv e: �11
i.:�.-i. .r�r��;.�; I • , . � ._ i._�•_� �(�I
�r,�:•�,! � ; i:i...:'r I�II I II ■ i Y i �• °•.°• — II�IIII���� �
•�_.:c.,- I i:;r��,.i . i:'°•'!•c• - ����
, �,_�,� . �os. ��� �. ■ ��] � ,j '�•e�•'a% — 1
_'•"_'
��a:-e: I����il � ' :r_o r !::�'c�•c� �
�:� .� � ■s I �_.,_.,_: i � .r,er:�, _ _
i}i:.i�: ', u ■��t, e • r .�� ie� 0 �I i.-v�ei'�o, —
-�;�/--1 �i �� I ���■ I ' �e:,�:� 'II � F:s,:�: ° Y��I =
�j.0::1 ■Y�! I�I ' i�.1; .I ,� ■O,�I ' II illlllllf�ll' 1•'t'"�� � _� YO _
� P ��IIIII�I i�i-�: I I � i,'�,•�,' — _
y ��_� I .�;�1;-� (I I �■ i..� i �' ° �Il�il=
'
�.1-.�:�i i-� I � _'=1':�:
�:y-�.. :i;Gi:Ce; i:� :ti = e�
•:.- 4� � �i•'i
'-1"-1-.1 ��.�:�• v� ' �C!:'!, _
�:�I::i: � .�:=1:�::1 I:��j�:y —
-.�:;.;�� - I — ������������� .� -, ----- I ��as�l
i:-..=... ;i::i':i;_'� • ... . . --
- -•-_• "!%°!•='•'i '�i'='ee=ie°i 1111111 '��-d I �nnu �
" -�—...�
i�� .� �. �_ :�_�, �, �, ,_
: ,. .- ... .'.r..: ' _-
i. i. i _i �' i •� •I � ��� 0��� I I ' �,I� IIIIIII
�P�I;-I'�- I IP �• �• �• ••-
,_ ,_: _ , o_..-.,:..: C'I �- o
i:• �°:� I 1-;i •I_-I ', ��,�0 � o
..;_.-..,:.; � 'j�(����I����� :;_,,_;;_;•. � .e
�::_.;:..-. � e■ II 1 �� :j j -'e';�;�-:! 'a'�e I I � si�l���lllll
�. � e. IIIIIII :- '
�:�;�r, . i • ;::i._i J. C �
�,:r-�;_r ■� �� � � '�:�e';�';i e e u�un �
�.:�._�._, ■■ �Bj 0 :�: '�i'=i==0=; �i • ° I �enn � •
�l�.B:-0�-0� �i� I i '�J ��"e°' ,. e e I I . ii�I-��Illlll
'i°_e=7i=:i; : em i II �E � ! ° '�''�=-a'-� � ei ��� e �. mo
. J ;;=i�-�ae••. -i
;'i:=i:=i:=� ' ee � i ' ��°i��i;°i;� ei � �°e`� � aa
�� `� �� �° 'a�' � � ` � , !�t9�����
���,��ee�7�. �� c I ,�'•�°;i'•ii YE '���� vo
�_�:_�_ i 61 � �j . �__�i'4:�� I ....... :97' � IIII11
.: I; .°0 � I :.'��'� °` IIIIIII �I�IUI .
II � a� -
._-.:-� � (����0�� . m . ._ ,:.
.�: i, i-e I , � :���;e��r/
I'•:-•: ••'i I� ,I , ,, _ ,•'a• 1 l�l��'lll�ll i�. l —
.i �; e-:r � � ;:_.:.• I
;-�:-�` o;=: i r e oi �•��a�'o �� IIIIIII ���um mm .'
�: !: •- o- � � .•-�•-�;� u
. •r �.: ' ee '� � II I ..�.�����,� ' II
'��'��'�°'� ' ���IIIIIIIIIIII - :�-:�::�-� - — �IIIIIIIIIIIIII '
�I:'Y I:q I i ��°�"��'
� .:-�: �- Illilll �--�����-� - . _
. ."p��j�aj� , , -,e — v
, � e' e �i .
� �� �•'� �� Y■ I II �� [ 0 .�� �.�� �. °i � , io,l —
! �� a,°-) � 7■ � :�� o� e� i o■
�• � � � ■Y, I � � �� i 9i �� ■ �:� ��1. _
::°:� ; Illllllil ., � .. � _ ' - .
� . .• : — so
,' � '�,, � II �; ��.ii e �; �i�°i��i° — �9 —_
' .'-' ' �������������� ''E'`:''a:' _ �Ih�������������
:-��,.•� � I ��,III I ,�II IIIIIIII I � •'e'"o•� � ' _ II'�111111�111111 w
i � � ■■ '�. ` �•'
!:i:�i;
e e � t' [�:.:=:- �
'•�:h-I' �'-. �. �:-0 - _
�_•�.
.i�-��-�e-i �;:'. e�� l • a e v si ae,
i-.r=r:r
���_.�.•�-' , t.�i, ' ■■ i � :@ 0� � �� .[� o� �� � ■0
::i�7i::il�i; �:I:-. I i■ � � � i� O � • �� v �• OY = �
:� ��-�._�-. ��:- � 4 0 e- I BB
•j=j. �_ �: �. �: � 9B'� —
_ �-.�.�_. i_�� �. �. � II 0 B C ���, �� e � -I . 60 �
.i.-�:��-� :y 1:��]=' IIIIIII I � I ;�'"�''°'' _ —
:•�:�: r, .��Gra} __—
� "`",� � ,. , ,, E9■ � ������������� • • :. --== ���� �
;. ;.�,. , �:,;::;.:,: ! -.�-o--.•: —
- �-�.-� � '•='•°�_-' � II I� � �� �� �'� IIII�� ����I�
:•;.•; �:::;�:;•:
, _,::, e:;::;::;.
'i:7i' :i'-ei�:r o� i II � �;8! S ��I �G!:•i;•o��' '������� � I� 11111 111111
� I'
" :�� .��Ci.ei;'."• i:- i.:� 11
..''' , �c•� ,�''•,' IIIIIII � :f � , • ,,•�•• � I —
�_ !: �:4: _ t �:'�"�' ` I ! �
:c , ', o'._ a � � � . �. . , ��IIIII IIIIIII ��iii—
.: � ..: ,, � . .:_.:_.•_,
Q� ' '�";-':=� o. I I r o .� .�:..::� ...... . miiii�ii
.i;�r � e; ■�� � !:��:=.:=:: 1 :-. I 1111111 1 .
�' �;�r��:-i � a�, � I
'j.-i,-! �; i:•��-e,-�p: • � �
!. �r�, � s: I i � 6 B ��. � ,�_.��'�•el � 0!� v�� � � ii�l`I IIIII
e�ei:�i� �� . s�� 0 0 Y� �__��_o�_.,: ' .
. es � er�:�.-i u 7�. � � s .
�i;�e:�i� �; ' I � �' 'I i:-.•-.•:�' u ;..'_ ��, I
.,... . . � ie�,� i � �_ .-r7e:e�._i �e ', e9:-■ I . ° I� IIIIII e
.i-��:;�::i. .:_i'c.::.:: i \�
� u -�•- ��_nu� I
;=i.-. -�•-. � � B� p �� �� •�:��,�;o� :�_�
�-�f:0:71� i:-�..�;.e�. :'�" I �111111 I
I �' ����� � I �i�I'III�ll�ll �� '%,� '• ! IIIIIII ��,e� o■ 'lllllll
:�; t-��; �- • - •:-�°. �o
�_��.i.-l-i :�; �;I,:I Y-'Y I '. �a 'I
.�,��.•a��: i:=�:°�:=e:� � o,ve" ' ��
; ..-.:-.:-v .•�;-�;�qol �,�i , mv
�i;_t; r•r � •' .:'..".: s � ' III
�_,__.;:,_ ; II nni� �:�:.�:o:: I ��C!I�i��,:� i _ ,,,.,,,f!III
. . a- . � �, e, �; �a.i�si
.• .�,
� �, �, �,�I� I I :6 9j ! �. i ��'�e �e 09 i =
�:e; 0 ��.��� �:I � u � i, B _B,� �!�������a ao� _
i••.i: IIIIIIII� I:dIIII�IIIIII o!ei,e�''i � i��!I I I � � B 0 'e'�•'o• —
;��� a:'� 1=��i���=e
�� � 'I ��, I � i .��:e+o, - i _
'�� 0 ■ ■ �_'.✓ _ � I � 9 ;C, 0 0� i � � v OG,�� _
:' . � ■Y . � . � r e::i;:�I I . . .. _ � c i"
:�� � �� ., . ■0 i9' �I � i� �."�L"!%'� 'llllllllllll � • y_r — I
� i � o o=
. � � �. . � � 'y_�e-_e .o_ tllll�l I I II � � o� e°� I OP�
;�-0 0 � ' 'e e' e ,e; ' � I ,.' '' I���������������
:i: � r - � ; '� '� '�0: �,�"� I I �;e••o• _
' ��i � 0 �0; i e rv ��0.=;°=
' q". �� � ' i ■° �' �;�i: I 6 11 [ "�".e'=� ����0��
�7i:.�:�� r � ' i � � �;- ' ��"��':� dI � �II�111
'9:':;:; .' � e; e I J . o �:•': IIIIIII I I I e' a q �•'��, �' I:°r l
:� � �=�1 i l�-O.�Ii't ," I �
p I � i�� � � � .� �� .� �=]�. ]��
�� ' - I �������� • _ '
•-�� ��-� � i� :/.e��:1� �• �:� I ����I�'� II II������������
.r.i:�q � _O �I �. ��1 ;-i:q:: - ' s� I ��. ,0; � �l i� .��.� _ �
=: �t �� i �0 � ,�_:�.�- i ��.' 1 �, �, �. � „.. ._e._ I I III1111 1
��' �� � S�,.I� I !� �; .�. I�� �� �� ��.�,°- I o� � Y� � S� .� .� � . � �,, o��i� I � a:'I'IIIIIII
+ � e� �' �' • � e■ �� � �; � � � e �t I '.
I I:•111111111111 � .,,,.., .
•�,� � IIIIIIIII ' � �� ��:�: - �� I II '�I '�j Y �' 'Y't]��: !i'' e'�' � ia�llllllll
,•�; . - • i:=�� � �
:� �:��_�- ' ii.; I 'S' � �� ���e�i• � :'�•e ��nm �
. � !._;.:;. i�;�'- umu �
' � �: . I .�ollllllll
,::.: �•-:,-
�:,; IIIIIIIIIIIII '\�:.� I� ���� '�;' Y-
••,� IIII�II�I I C ' �i'. .e� •��;� i - an, 'I
a� � - �------.--._. `: ! „C.�I���;:, ' � ,.;,,I'
, . � _ IIIIII
� ,; , - �
� • F � -�.
���� a - - ' \' . . .
, . ' , ' '
■��■ , , +r �- - -
�m�p �• " � � � • . � : ■ . • �
.
.
e=•i-���.�:• .
� '� ■:�:;'s='�'
:�::��:::�; IIIIIIII �� ;llillllllll ��'��'-�'-'' II IIIII
�' �'i'e�. � 9�:i� IIII�II II
�'�:'�. o.-� ■�, I — ��'i■ i!� ..
e��j�i�i•�i �� � s �.��:��j ■■
�,�,:;o.,� � o i ■3
.. � .. ._,1� ..� � �
, •..;..., . : :; ; .. � ..,
;!�;!a i;i'• �I�I�III 'o..,,\'I° i� �j ������ �
�.•,.�;:■;.� �. �: , n , ■■ " ;
e : `- ' �0
� ��,�,'� � �\� I I ������� .. ■■
s • ■�•/ • e •� �III�II � ■■
j e����ap i ^ ••��•��•►. I� •S. i
i + �
�.�' ��.t�.\
■ ■ ��.e � ���:�ve���\
,, �'•�, . IIIIII�I • �� �• �e Y� , ��'��. ■� � I �
j,,�,�• �• a • �i��s•�n:►�
i ■ ■ a- - ��f, I
!j�°i•i• ■■ �i�'i�•i�'i� ' ii I
�' A AIIIIII�I �
=��:�������� ��,II ,�������� I ■■
�•�����.�_o.l I� ��'t�'�i���' ■■
�• �� e 0i � :�'e�� �':� I O� ,
' °: =. =: ! I������� � °' �° '°'° � �
:�:�� ��_.� ■ . �' .��. .�. lll��ll ��_�
•,•• , I II - � .� c � ���
��i�.i���e:l ■■ i: a: �: �:
�i��i' • • � �' �' �' � I
� ����= o� ■■ �:e�.��:��� •
i • �v.
��i��i�'•°• ■■ � !i!°i!•�! I �
.• .-
: : ����� ■■ i�'L����'� I �1' �
���i��s��� �0����I� II ���!��!:�! I i� I e
:� '� �
� ;'�•-�.'�.' .
.�,.��.�_;� ; � �■ �i.��:��.� �III� °
; !� !� !�"! O�, I II � a e
��•��•��•i' I i■ !, ! !; ! I �_
'.'_•:'_::�,i: 11111111 !: �: �: i — .
- �• _ �� '--'-��--'° _• Q�
: ,
_'�_►= i-�...�■.�■, _ �..�.�
�— , �• .- .• .� —
`i •i �i�' �111lIIIII111� �;�I�e�;�l .� —
°°�°=�::-�0 I�IIIIII �� o � � o . . .. - _ =
oo � o �.::::,:� - ..1
:: :: �.,._...,.; - — :
;.';v; .. - I_!1 le7 � I� - �.;::,:•� = i: - •
:i ei I!I s■ _� �-.■:e■-■�� _ _ -
•s •■ , I ' I� I ❑ ❑ ❑ ❑ ti;:r=i-=i = o�� _ �
� �. i �I � iO I i. ■.•■_., —
::,,.,..,, illl�l�ll ■ i 9, ■ i :. �� : = os = �
- , �- �- �- 1 = i� °
� � ❑ � � ❑ e. e n
G ■ � 'i-=i- i �
-:i- �
� �!_�■ i� 1111111 i' '............ . i'-�i'-�i-si �
�o��o��i's� ■• ���'I��I��i'I' ::��=�'.:�°;.•' � — �
. ' !. .. � ■■e I � '� n � �=i�:�'-:e' ' ������� IIIIj1�����'
!�,!�eo�tlt�� � �� �oJfJ 0r ❑� •�:�-°�.
�'o�•,••�E•' I � � Li � �� �_ �.• � ■��II I — �
����oo��o��� � � S � ���v��ii ( �,�I: ea
: :
'°-�•-°�-�-� � ❑ ❑ �__ ❑ :;'','`'' �1 IIIIIII � mnau�un
,��;�ee�e;�t ■ ■ ■ ■ :_�;e�:9e�,
!� �� o �°- . I i � �:.n■-os-o: ,.. .... d- 1111
•e�vee�'t�•u� e■ U � � ❑ � •;!:;!:�?:e 1 ■a �=e::i I .
��� o� e�0�• e� � ❑ � � ■ � ■ � .�� ■. ■■
■� ar°���o� ■� � � � � �� � e'��'�o''� '� !L, "�i'� m��! IIIi�I III
!v i_ ■ � ��'e:_e°'o�; e'e"
.;!y!: i,°i I os� I -� :' '' ■■ '.�_.� m� i
�� a. �� v� ' B■ n n �� 0 '■�•e�•�� °� ■r, l, I�III
r ■ •■ I
! •! • I s■ U � L � ■ � � e ■� r �'���� i . .
:� :� '�
�i �i ■vr�e! ■!� � � �1 , •.�i.�i:Yp�l - !'. ■■ .
■ � e y �-e°" suuu. di
�� �, ■ � �.9�o0��B�.1
�: �: i• i•' I 0 ❑� '�J Li � �� �� ��-on �_��. 1111�f1 I,
• ,•a,•oe• ' I �� •• • • •� �IIIIII�,� •' �il
• .� o, �.��.1�.�".I � ■■ �
!•'4'�.-0,• ��p��7��C�e� ■- e- ■■
::�::�::�::� — :�iiioii�iiii .:..o..o:: a. ;:s: o.,,li����lll
.j-aj� ���� ���y.�.:o., � ' ■e
i • .� ,� .��;.�..�,�I •�� i�:E �■ ; II� I
�'��'���,!• II � 'i�i�����ie� ��0�1����''�\� I I,iII1IlIll
0 1 �__. 4� ��